Digitized  by  the  Internet  Archive 
in  2013 


p://archive.org/details/historyofrealestOOdi 


A  HISTORY 


OF 


Real  Estate,  Building 

AND 

Architecture 


IN 


NEW  YORK  CITY 

DURIXC,   THK   LAST  QUARTER  OF   A  CENTURY 


^      NEW  YORK.  ^ 
Presented  by 


RECORD  AND  GUIDE 

14    AND    16    VESEY  STREET 
NEW  YORK 


Copyright,  1898,  by 
THE  REAL  ESTATE  RECORD  ASSOCIATION 


CONTENTS. 


Page. 

Real  Estate  on  Manhattan  Island,  a  Review  of — 

The  Dutch  Period   1 

The  English  Colonial  P.  ri.i.l    14 

From   Declaration   nf    Iml  m    i  i|'L-:;u.g   of  Erie 

Canal    24 

From  Opening-  of  Erin  Canal  ;m  th--             of        il  War.  ...  38 

From  the  Close  of  th,-  War  im  CMii^Miiaati' ni   45 

INlaps  of  New  York  City  14,  17,  20,  21,  23.  25,  31,  37 

Xoted  Auction  Sales   130 

Prices  (Vf  Lots  in  1847.  1857.  1868    156 

Tables  of  C'nnvcyance>,  ^nice  .8(,8   157 

Table  ni  r,iiil(lin->  Projected,  since  1868   159 

Real  Instate  Leaders: 

Jli-vi'  w  Mf  the  Principal  Real  Estates  Brokers,  Agents,  Auc- 

ti.iiu-rr.s.  Etc  165-219 

()peratin^  .\rcliitects,  iUiilders  and  Real  Estate  Alen  220-235 

Titles  ti.  Iveal  I-:-tate  in  City  of  New  York   236 

LeadiiiL;  l\i,al  l",>tate  Lawvers  247-252 

Title.  Trust,  Real  b'.state  and  .'similar  Corporations  253-258 

Review  of  the  }ilechanics'  Lien  L;uv: 

Intr'idiution   259 

The  Lien  Law   262 

The  Xew  York  lUiildin.y  Law   287 

Leaders  in  the  I'luildin^-  Trade: 

Revit.-w  (if  th>'  T^>ailiii,i;  liuililers  and  Buildin.i?  Firm.^ ..... 299-350 

A  Review  of  !'-uildiu--  in  Xew  York  City   352 

Investment   in   P.uildings    364 

Mechanical  Appliances  in  Buildins   367 

Passenger  Elevators    373 

Fire-proof  Buildings   377 

Brick — Clay  Products      395 

Cements  and  Plasters    407 

Plumbing  and  Sanitary  Appliances   407 

Interior  Finish    409 

Electricity    414 

The  Builder   :   415 


CONTENTS. 

Page. 

Loadin.!--  lUiildiii,-;-  Material  Imi-ihs   4^7-454 

Rcvic'w  of  the  Development  of  Structural  Iron: 

Iron  Fniiit.^,  Sk.-l.-l<iii  (."on.st nirt i. Fiic-proof  Floors.  Cai.s- 

son    Foun.lati^::  <   455 

Leadin,^-  .Structural  Iron  iMrnis   484 

A  Review  of  Ornamental  Iron  Work   480 

Leading  Ornamental  Iron  P'irnis   505 

A  Review  of  .\rchitectural  Terra  Cotta   509 

Leading  Terra  Cotta  iMrms   529 

Artistic  Hardwa'^^    53^ 

Progress  in  Lock  ALaking  and  Art  Metal  Working   545 

Leading  Hardware  Firms   550 

.\  Review  of  .Architecture    552 

Prnminent  .\rcliitects  of  tlie  Day   697 

The  Singer  lUiilding    703 


Illustrations:  44,  48,  49.  52.  57,  88,  89,  161,  162,  163,  164,  166,  167. 
168,  220,  226,  254.  302,  308,  310,  313,  323,  325,  329,  342,  351. 
354.  356.  359-  561.  363-  365.  368,  369,  371,  372.  374,  375,  376, 
378,  380,  381,  383,  384.  383,  3X7.  3SS.  38.,.  3(j2.  3(j6.  397,  400. 
401,  404.  405,  4c8,  410.  412,  418,  4J<),  435,  447,  457,  459,  460. 
463,  468.  46,^  472.  473,  474.  475.  476,  479,  480.  481.  4^^-2.  488. 
48<;,  4()o.  4i)2.  4(^3,  4(.4,  4(^5,  4<)6.  4()y.  49(j,  501,  502,  503,  504. 
510,  511.  513,  515.  517,  518,  519,  520,  521.  522.  523.  524,  525, 
526,  527,  532,  533,  534,  535,  536,  537,  538.  539,  540,  541,  542, 
543,  544,  546,  547,  552,  554,  555,  556,  557,  560.  561.  562.  563. 
566.  567,  568.  569.  572,  573.  574,  575,  578,  579.  580.  581.  584. 
585.  586,  587.  590,  591.  592.  693.  694.  695,  696,  700.  703. 


AlReview  of  the  History  of  Real  Estate 
on  Manhattan  Island. 


I.— THE  DUTCH  PERIOD. 

CONTEMPORARY  writer  affirms  that  the  idea  oi 
searching  along  the  American  coast  for  a  passage  to 
India  was  "suggested  to  Hudson  by  some  letters  and 
maps  which  his  friend  Captain  (John)  Smith  had  sent 
him  from  Virginia,  and  by  which  he  informed  him 
that  there  was  a  sea  leading  into  the  Western  Ocean  by  the  north  of 
A'irginia."  Under  the  auspices  of  the  Amsterdam  chamber  of  the 
Dutch  East  India  Company,  Henry  Hudson,  in  1609,  made  an  at- 
tempt to  discover  this  passage.  His  adventure  failed  of  its  principal 
object.  ]jut  the  merchants  of  Amsterdam  were  quick  to  recognize 
the  importance  to  the  fur  trade  of  the  river  and  country  which  he  ex- 
plored. A'essels  privately  despatched  to  the  Great  River  realized 
handsome  profits,  and  certain  houses  engaged  in  this  trade  estab- 
lished a  station  on  the  south  point  of  Manhattan  Island  in  1613. 
About  the  same  time  a  stockade,  called  Fort  Nassau,  was  erected  on 
an  island  in  the  Great  River,  near  the  present  site  of  Albanv. 

The  Dutch  government  soon  after  published  a  decree  giving  to 
persons  who  should  discover  new  lands  the  exclusive  privilege  of 
trading  to  such  parts,  the  privilege  being  limited  to  four  voyages. 
Under  this  enactment  a  fleet  of  five  vessels  was  sent  on  a  vovage  of 
exploration  in  American  waters,  and  from  the  journals  and  surveys 
of  the  several  ships  a  large  stretch  of  countrv  was  mapped,  over 
which  the  government  of  Holland  proceeded  to  claim  jurisdiction. 
The  owners  of  the  vessels,  comprising  some,  at  least,  of  the  mer- 
chants who  had  been  active  in  the  establishment  of  Fort  Nassau  and 
the  station  on  Manhattan  Island,  thereupon  received  a  grant  of  the 


2 


A  HISTORY  OF  REAL  ESTATE, 


moiiopolv  of  trade  with  Xcw  Xcthcrland  for  four  voyages,  to  be  com- 
pleted within  three  years  of  January  i,  1615.  The  grantees  consti- 
tuted a  corporation,  known  as  the  United  Xew  Xetlierland  Company, 
and  it  was  in  the  charter  creating  this  corjioration  that  the  territorial 
designation  X'ew  X'etherland  was  first  otficiallv  employed.  On  the 
expiratiiin  (_)f  its  charter,  the  comiumy  secured  a  continuance  of  exist- 
ence, tliough  not  with  the  former  monopoly  of  trade,  for  two,  possi- 
bly three,  years  under  a  special  annual  license. 

The  L'nited  X'ew  X'etherland  Company  possessed  no  interest  in 
the  s(jil,  and  made  no  attempt  at  colonization.  However,  it  served  a 
useful  jnirpose  bv  demonstrating  the  commercial  value  of  the  coun- 
try, and  thereby  persuading,  though  nuicli  against  its  own  will,  the 
Dutch  government  of  the  expediency  of  entrusting  Xew  Xetherland 
to  a  stronger  corporation  for  colonial  development. 

The  Dutch  \\'est  India  Company,  chartered  in  1621,  possessed  a 
monopoly  of  trade  on  the  coasts  of  both  Americas.  The  company 
was  a  commercial  federation,  with  chambers  in  the  principal  cities  of 
Holland.  To  each  chamber  was  assigned  a  specific  territory,  with 
the  exclusive  rights  of  trade  and  government  appertaining  thereto. 
New  N^etherland,  extending  from  the  A'irginia  plantations  to  X^ew 
England,  and  from  the  coast  inland  indefinitely,  became  the  property 
of  the  Amstertlam  cliamber.  The  title  of  the  Dutch  government  to 
this  magnificent  domain  was  not  undisjiuted  by  other  nations,  and 
the  English  had  already  on  one  occasion  enforced  the  temporary 
submission  of  the  factors  at  the  mouth  of  the  Hudson.  This  circum- 
stance, no  less  than  the  terms  of  its  charter,  compelled  the  \\'est  In- 
dia Company  to  secure  its  territorial  interest  by  a  substantial  colonial 
establishment.  The  company's  pioneer  vessel,  in  1623,  landed  a  band 
of  colonists  on  the  river  bank,  near  the  site  of  All^any,  where  Fort 
Orange  Avas  erected  for  their  protection,  the  older  stockade  having 
already  disappeared.  A  smaller  l)an(l  was  put  ashore  on  Manhattan 
Island,  and  both  settlements  were  augmented  l)y  fresh  arrivals  from 
Holland  during  the  following  two  years,  while  new  establishments 
were  begun  at  other  points. 

Fort  Orange  and  the  Manhattan  post  were  wisely  located  from  a 
military  as  well  as  commercial  standpoint.    The  former  lav  at  the 


BCILDING  AND  ARCHITECTURE  /.V  NEW  YORK. 


head  of  sliip  navigation,  where  two  great  Indian  trails  met,  the  one 
coming  down  from  the  St.  Lawrence  by  way  of  Lake  Champlain  and 
Lake  George,  the  other  rnnning  throngh  the  Iroquois  country  to  the 
Great  Lakes.  The  Manhattan  post,  on  the  other  hand,  commanded 
the  entrance  to  the  Hudson  River,  and  thus  secured  for  the  Dutch  a 
monopoly  of  the  most  important  water-way  on  the  eastern  coast  of 
America. 

Peter  Minuit.  the  first  director-general  of  New  Netherland,  ar- 
rived at  his  seat  of  authority  on  Manhattan  Island  in  1626.  His  first 
important  act  was  the  purchase  of  the  island  from  the  Indians  for 
sixty  guilders,  or  twenty-four  dollars,  after  which  he  set  about  the 
erection  of  a  fort  and  the  organization  of  a  town,  which  received  the 
name  of  New  Amsterdam.  From  the  year  of  Minuit's  arrival  we  may 
properly  date  the  colonial  existence  of  New  York  Citv,  for  in  that  year 
the  essential  elements  of  a  continuous  municipal  life  were  first 
assembled. 

I'robably  the  first  public  improvement  undertaken  at  Xew  Amster- 
dam was  the  erection  of  a  stronghold  intended  to  withstand  not  only 
the  primitive  weapons  of  the  Indians, l)ut  the  I)ombardment  of  cannon 
as  well.  Fort  Amsterdam  was  planned  l)v  Krvn  Frcdericke,  a  mili- 
tary engineer  who  acconiijaiiicd  IV-ter  Minuit.  and  who  "had  in  mind 
the  creation  of  works  of  suflicic-nt  nia,L;nitudr  in  shelter  in  time  of 
danger  all  the  inhabitants  of  a  considerable  town."  The  site  chosen 
was  the  area  now  enclosed  by  Bowling  Green,  Whitehall,  Bridge  and 
State  streets.  The  fort,  which  was  begun  in  1626  and  finished  in 
1635,  was  about  300  feet  long  and  250  feet  wide.  Its  walls,  origin- 
ally constructed  of  earth  and  faced  with  sods, were, before  their  com- 
pletion, strengthened  at  salient  points  by  masonry  work  of  "good 
quarry  stone."  The  space  within  the  fort  was  eventually  occupied 
by  the  governor's  residence,  the  several  offices  connected  with  the 
government,  the  soldiers'  barracks,  and  a  church.  Outside  the 
walls  clustered  the  private  houses,  constructed  for  the  most  part  of 
logs  and  bark;  and  here  also  were  the  company's  warerooms,  built 
of  stone,  and  a  mill,  whose  upper  story  was  used  temporarily  as  a 
church.  In  1628  the  population  of  New  Amsterdam  comprised 
two  hundred  and  seventy  souls. 


4  A  HISTORY  OF  REAL  ESTATE, 

This  was  a  meagre  body,  compared  with  the  seven  hundred  emi- 
grants who  settled  at  Boston,  under  Winthrop,  in  1630,  or  with  the 
four  thousand  people  hving  on  the  banks  of  the  James,  in  1622.  It 
is  evident  that  neither  the  economic  nor  the  rehgious  conditions 
obtaining  in  Holland  were  such  as  to  induce  emigration  on  a  large 
scale.  The  company,  as  a  matter  of  fact,  experienced  difficulty  in 
securing  settlers  for  New  Xetherland,  and  this  circumstance  led  to 
the  adoption  of  a  somewhat  drastic  measure  for  enlisting  the  ener- 
gies of  wealthy  members  of  the  corporation  in  the  work  of  coloni- 
zation. In  1629,  a  Charter  of  Privileges  and  Exemptions  was  pub- 
lished, creating  "all  such"  of  the  directors  and  possibly  also  of  the 
shareholders,  "patroons  of  New  Netherland,"  who  should  "within 
the  space  of  four  years  undertake  to  plant  a  colony  there  of  fifty 
souls  upwards  of  fifteen  years  old."  Each  patroon  received  in  ab- 
solute property  sixteen  miles  of  territory  fronting  upon  the  sea  or 
on  one  side  of  any  river  in  New  Netherland,  or  eight  miles  fronting 
on  both  sides  of  a  river,  the  extent  back  from  the  water  being  prac- 
tically unlimited;  and  over  every  such  estate  the  owner  was  invested 
with  manorial  rights.  Under  the  stimulus  afforded  by  this  char- 
ter, settlements  were  quickly  made  on  both  banks  of  the  Hudson 
and  on  the  shore  of  the  bay.  The  commercial  supremacy  of  the 
capital  was  assured  by  a  grant  of  staple  rights,  in  accordance  with 
which  all  vessels  engaged  in  local  trade  were  compelled  to  dis- 
charge cargo  at  the  fort  or  pay  compensating  port  charges. 

The  Charter  of  Liberties  and  Exemjitions  expressly  prohibited 
the  establishment  of  patroonships  on  :\Ianhattan  Island,  thereby  re- 
serving to  the  provincial  capital  ample  space  in  which  to  develop. 
At  first  the  city  was  allowed  to  grow  without  any  definite  plan. 
Each  settler  was  permitted  to  build  his  house  where  he  pleased,  and 
to  surround  it  by  an  enclosure  of  any  convenient  shape  and  size. 
Land  was  apparently  occupied  by  unwritten  sanction,  for  an  undated 
paper  preserved  among  the  Dutch  West  India  Company's  docu- 
ments reads  as  follows:  "Divers  freemen  request  by  petition  to  the 
council  conveyance  of  the  lands  which  they  are  cultivating  at  pres- 
ent. The  request  of  the  petition  is  granted  on  condition  that  they 
shall,  after  the  expiration  of  ten  years  from  the  commencement  of 


BUILDING  AXD  ARCHITECTURE  IX  NEIV  YORK.  5 

their  plantations,  annually  pay  to  the  company  the  tenth  of  all  the 
produce  which  God  shall  bestow  on  the  land;  also,  in  future,  for  a 
'house  and  garden,  a  couple  of  capons  yearly."  It  was  not  until 
1642,  when  Andreas  Hudde  was  appointed  surveyor,  that  formal 
grants  began  to  be  made  of  town  lots,  and  probably  no  title  for 
building  sites  below  W  all  street  can  be  traced  through  individual 
proprietors  beyond  that  date.  W  e  may,  therefore,  accept  this  year 
as  a  convenient  point  of  departure  for  a  more  detailed  description  of 
the  physical  progress  of  the  city. 

At  the  period  in  question  two  main  roads  connected  the  town  of 
New  Amsterdam  with  the  outside  world.  One,  beginning  at  the 
principal  gate  of  the  fort,  which  opened  upon  the  Bowding  Green, 
led  northward  along  the  line  of  the  present  Broadway,  Park  Row, 
Chatham  street  and  the  Bowery;  and,  later,  along  the  Old  Post  or 
Boston  road.  The  other  led  from  the  fort,  along  the  present  Stone 
and  Pearl  streets,  to  the  Brooklyn  ferry,  near  which  is  now  Peck 
slip. 

On  the  line  of  the  present  Broad  street,  with  a  roadway 
on  either  side,  a  canal  extended  as  far  as  Beaver  street, 
where  it  narrowed  to  a  ditch.  The  ditch  and  canal  drained  a 
swamp  that  stretched  northward  to  about  the  present  Exchange 
place.  On  the  line  of  Beaver  street,  running  east  and  west,  were 
lateral  ditches,  which  emptied  into  the  main  canal,  and  whose  banks 
also  af¥orded  a  convenient  roadway.  The  swamp,  having  been  con- 
verted into  a  meadow  by  drainage,  became  known  as  the  Sheep 
Pasture.  Bridge  street  derives  its  name  from  a  wooden  passage- 
way that  crossed  the  Broad  street  canal,  or  Heere  Graft. 

The  four  streets.  Pearl  (including  Stone),  Broadway,  Broad  and 
Beaver,  none  of  which  was  paved,  were  the  only  important  public 
thoroughfares  in  New  Amsterdam  about  the  year  1642.  Pearl  street 
followed  the  East  River  shore,  for  South,  Front  and  part  of  Water 
street  have  since  been  reclaimed  by  filling  in  beyond  the  primitive 
line  of  high  tide,  as  have  also  Greenwich,  Washington,  and  West,  on 
the  North  River.  Pearl  street,  communicating  with  the  populous 
Long  Island  settlements,  was  a  well-traveled  highway,  and  Cornel- 
ius Dircksen,  the  first  ferryman  of  whom  the  records  speak,  appar- 


6 


A  HISTORY  OF  REAL  ESTATE, 


cntly  did  a  tliri\  ini;-  business,  fur  lie  owned  nnich  land  in  the  neigh- 
borhood of  Peck  slip. 

In  Broad  street  were  centered  the  great  commercial  interests  of 
New  Amsterdam,  for  here  were  the  homes  and  places  of  busi- 
ness of  the  leading  merchants.  Upon  the  banks  of  the 
canal  in  Broad  street,  lighters  discharged  and  received  the 
cargoes  of  ships  lying  at  anchor  in  the  stream.  Furthermore, 
"between  Broad  and  Whitehall  streets,  on  the  line  of  the  present 
Moore  street,  lay  the  only  wharf  in  town,  which,  however,  was  no 
more  accessible  to  seagoing  vessels  than  the  canal.  Xext  in  im- 
portance as  an  artery  of  commerce  was  the  canal  in  Beaver  street, 
which  probably  received  its  name  from  the  trade  in  beaver  skins 
which  was  mainly  carried  on  here. 

The  trend  of  development  even  at  this  early  period  was  toward  the 
east  and  north,  along  the  East  River.  Population  centered  around 
the  shipping  and  trading  interests,  and  these  grew  up  on  the  East 
River,  in  preference  to  the  Hudson,  for  the  reason  that  the  salt 
water  of  the  former  did  not  freeze  over  in  winter.  Broadway  was 
originally  merely  a  road  through  fields  owned  by  the  West  India 
Company.  It  was  not  until  1642  that  lots  began  to  be  granted  to 
individuals  in  this  avenue,  chiefly  on  the  east  side,  below  the  present 
Wall  street.  Prior  to  the  arrival  of  Stuyvesant  in  1647  the  west  side 
of  I>roadway,  between  the  present  I'owling  Green  and  Trinity 
Church,  at  the  head  of  Wall  street,  was  occupied  solelv  by  a  burial 
ground  and  by  the  gardens  and  dwellings  of  \"andegrist  and  A'an 
Dyck.  The  speculative  value  of  property  on  the  avenue  seems, 
however,  to  have  been  appreciated,  for  very  few  of  the  original 
grantees  improved  their  lots,  but  sold  them  in  after  vears  to  actual 
settlers. 

Private  houses  at  this  early  period  were  mostly  constructed  of 
boards  or  logs,  roofs  and  sides  being  covered  with  bark  or  thatch. 
Many  of  the  buildings  erected  by  the  company  were,  however,  of  a 
more  durable  character.  A  group  of  five  stone  warehouses  stood  on 
the  present  Whitehall  street,  fronting  westward,  an  o|ien  space  of 
over  a  hundred  feet  in  width  lying  between  the  wareliouses  and  the 
fort.    Part  of  this  space  was  afterwards  built  upon,  leaving  a  small 


BUILDIXG  .IXD  ARCHITECTURE  L\  XEIV  YORK.  7 


street  in  front  of  the  stores  called  W'inckel  or  Store  street,  and  ex- 
tending from  Bridge  to  Stone  street.  The  company's  bakery  stood 
on  Pearl  street,  near  Whitehall;  the  company's  brewery,  on  the  north 
side  of  Bridge  street,  between  Broad  and  Whitehall.  The  first  church 
was  commenced  in  1633,  religious  services  having  previously  been 
conducted  in  the  second  story  of  the  comi)any's  horse-mill.  The 
church  was  of  frame,  and  stoo'd  in  Broad  street,  at  the  junction  of 
Pearl  and  Bridge,  where  it  still  existed  a  century  later  as  a  store  and 
dwelling.  It  was  outgrown  as  a  place  of  worship  in  1642.  In  that 
year  a  stone  church,  fifty-two  by  seventy-two,  and  sixteen  feet  high, 
was  built  within  the  fort  at  a  cost  of,  say,  one  thousand  dollars,  and  it 
is  curious  to  note  that  the  contractors  were  John  and  Richard  Og- 
den,  of  Stamford.  Conn.  The  church  front  contained  a  marble  slab 
with  the  inscription:  "Anno,  1642.  \\'illiam  Kieft,  Directeur  Gen- 
eral Heeft  de  gemeente  Desen  Tempel  doen  bouwen."  At  the  close 
of  last  century  this  tablet  was  discovered  buried  in  the  ground  on  the 
site  of  the  fort,  and  was  deposited  in  the  belfry  of  the  Dutch  church 
in  Garden  street  (Exchange  place),  where  it  was  lost  or  destroyed  in 
the  fire  of  1835.  The  year  1642  also  witnessed  the  completion  of  an- 
other important  building  operation,  "a  fine  stone  tavern,"  con- 
structed for  the  company  on  the  northwest  corner  of  Pearl  street 
and  Coenties  alley,  to  accommodate  travelers  from  Xew  England 
and  the  Long  Island  settlements.  Except  farndiouses,  this  was 
one  of  the  first  buildings  constructed  east  of  Broad  street.  It  was 
ceded  to  the  city  on  the  organization  of  a  munici])al  gox  ernment  in 
1653,  when  it  became  the  Stadt  Huys.  and  continued  in  use  as  a 
city  hall  until  the  closing  year  of  the  century. 

The  fort  and  village  proper  covered  only  part  of  the  region  be- 
low what  is  now  WaW  street.  The  rest  was  occupied  by  the  culti- 
vated fields  of  the  company  and  by  private  bouweries.  The  price 
of  building  lots  was  almost  nominal,  as  is  shown  bv  the  earliest  pri- 
vate deed  on  record  illustrating  the  value  of  propcrtv.  In  1643 
Abraham  Jacobsen  A'an  Steenwyck  conveved  to  Anthonv  Tansen 
A'an  Fees,  for  twenty-foui  guilders  ('$•). 50),  a  lot  on  Bridge  street, 
between  Broad  and  Whitehall,  having  a  frontage  of  thirtv  feet  and  a 
depth  of  one  hundred  and  ten.  This  piece  of  land  was.  perhaps,  as 
valuable  as  any  in  tow^n. 


8 


A  HISTORY  OF  REAL  ESTATE, 


111  1653  two  measures  were  perfected,  which  had  an  important 
bearing-  on  real  estate,  namely,  the  incorporation  of  New  Amster- 
dam as  a  municipality,  and  the  fixing  of  the  city's  northern  boundary 
by  the  erection  of  a  stockade  on  the  line  of  the  present  Wall  street. 
The  erection  of  the  palisade  was  occasioned  by  the  breaking  out  of 
hostilities  between  England  and  the  United  Provinces,  and  the  con- 
sequent threat  of  an  invasion  from  New  England.  The  means  of 
defense  provided  by  the  company  was  wholly  inadequate  for  the 
protection  of  the  city,  and  imperious  Governor  Stuyvesant  found 
himself  constrained  to  fall  back  for  support  on  the  newly 
created  town  magistracy.  The  fort  had  long  since  been 
outgrown,  and  was  no  longer  capable  of  sheltering  the 
population.  At  a  conference  between  Stuyvesant  and  his 
provincial  council  with  the  local  magistrates  the  latter, 
therefore,  after  some  hesitation,  consented  to  the  imposi- 
tion of  a  municipal  tax  for  the  purpose  of  protecting  the  land 
side  of  the  town  by  a  wall  across  the  island.  This  wall,  when  com- 
pleted, extended  from  river  to  river,  and  was  built  of  posts,  twelve 
feet  in  heig-ht  and  seven  inches  in  diameter.  Inside  the  stockade 
was  an  embankment  which  enabled  the  garrison  to  overlook  the 
wall,  and  here  also  was  a  level  space  which  eventually  became  known 
as  the  Cingle  or  Wall  street.  The  threatened  invasion  from  New 
England  did  not  take  place,  and  as  no  occasion  arose  to  test  the 
n:ilitary  value  of  the  wall,  its  erection  proved  to  have  been  ill-ad- 
vised. For  nearly  half  a  century  its  effect  was  to  restrain  the  natur- 
al northward  growth  of  the  city. 

The  order  of  the  Amsterdam  Chamber  of  the  West  India  Com- 
pany authorizing  the  creation  of  a  municipal  government  for  Man- 
hattan Island,  directed  that  the  new  magistracy  should  be  modeled 
after  that  of  Amsterdam,  and  should  be  filled  'by  popular  election. 
It  was  characteristic  of  Stuyvesant's  arbitrary  mode  of  government 
that  he  retained  the  appointment  of  the  magistracy  in  his  own  hands, 
and  refused  altogether  to  fill  the  most  important  office — that  of 
schout.  The  magistracy,  as  appointed  by  him,  comprised  two  bur- 
gomasters and  five  schepens,  holding  office  for  one  year.  But  de- 
spite its  political  insignificance,  the  new  municipal  government  exer- 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


Q 


cised  a  beneficial  influence  on  affairs  relating  to  the  physical  appear- 
ance and  growth  of  the  town. 

Little  regard  had  been  paid  to  boundary  lines  in  the  erection  of 
houses  up  to  the  time  of  Stuyvesant's  arrival.  Stuyvesant,  soon  af- 
ter taking  ofifice,  appointed  surveyors  of  streets  and  buildings,  who 
were  empowered  to  prevent  the  erection  of  unsightly  and  improper 
buildings,  and  to  regulate  street  lines  according  to  the  land  patents. 
No  building  could  be  erected  without  plans  having  first  been  sub- 
mitted to  the  surveyors,  and  approved.  The  condition  of  the  streets 
at  this  time  appears  from  the  following  ordinance:  "The  roads  and 
highways  here  are  rendered  difficult  of  passage  for  wagons  and  carts 
on  account  of  the  rooting  of  the  hogs;  therefore,  it  is  ordered  that 
the  inhabitants  put  rings  through  the  noses  of  all  their  hogs.  It  has 
been  seen  that  goats  and  hogs  are  daily  committing  great  damage 
in  the  orchards  and  plantations  around  Fort  Amsterdam:  therefore, 
it  is  ordered  that  these  animals  be  kept  in  encl(jsures."  The  munici- 
pal government,  as  soon  as  supplies  had  been  voted  for  protection 
against  New  England  and  for  the  conquest  of  New  Sweden,  turned 
its  attention  to  town  improvements.  In  November,  1655,  the  magis- 
trates notified  Governor  Stuyvesant  of  the  presence  of  many  refugees 
(probably  Swedes  from  the  Delaware),  who,  with  others,  were  re- 
questing building  lots  on  which  to  erect  permanent  dwellings:  and 
asked  that  a  survey  of  the  city  be  made,  with  a  view  to  the  distribu- 
tion of  unoccupied  land.  This  action  on  the  part  of  the  magistrates 
resulted  in  the  appointment  of  a  committee,  consisting  of  the  regular 
street  surveyors.  Burgomaster  Allard  Anthony,  and  Councilor  La 
Montagnie,  with  power  to  make  a  survey  of  the  city,  open  streets, 
and  assess  the  price  of  lots. 

The  survey,  accompanied  by  a  map  now  lost,  was  submitted  to 
the  Governor  and  his  council  in  February,  1656.  The  corrected 
street  lines  w'ere  marked  with  stakes,  and  owners  injured  by  the 
straightening  of  streets  were  directed  to  apply  for  compensation  to 
the  burgomasters,  who  also  had  charge  of  the  distribution  of  lots. 
The  burgomasters  were  empowered  to  determine  what  streets  and 
lots  should  first  be  built  on.  The  distribution  of  land  did  not  ap- 
parently prove  as  efifective  in  promoting  improvements  as  the  au- 


lO  A  HISTORY  OF  REAL  ESTATE, 

thorities  expected,  for  two  years  later  many  vacant  lots  were  still  to 
be  foimd  within  the  city  limits.  Such  lots  were  now  taxed  at  the 
rate  of  the  fifteenth  penny  of  their  value,  as  appraised  by  the  owners; 
and  the  burgomasters  were  authorized  to  take  any  lot  at  the  owner's 
valuation,  if  not  improved,  and  grant  it  to  another. 

The  streets  established  by  the  survey  of  1656  were  T'Marckt- 
velt  (Whitehall  street,  Broadway  and  Battery  place  on  the  several 
sides  of  the  Bowling  Green,  which  was  then  a  public  market), 
T'Marckveldt  Steegie  (Marketficld  street),  De  Heere  Straat 
(Broadway,  between  the  Bowling  Green  and  Wall  street),  De 
Hoogh  Straat  (Stone  street,  between  Broad  and  William,  and 
Pearl  street,  north  side,  between  W^illiam  and  Wall),  De  Waal 
(Wall  street,  between  Pearl  and  Broadway),  T'Water  (Pearl  street, 
north  side,  between  Broad  and  Whitehall),  Perel  Straat  (Pearl 
street,  between  Whitehall  and  State),  De  Brouwer  Straat  (Stone 
street,  between  Broad  and  Whitehall),  De  Winckel  Straat  (now 
closed,  ran  from  Stone  to  Bridge,  between  Whitehall  and  Broad), 
De  Brugh  Straat  (Bridge  street,  between  Broad  and  Whitehall), 
De  Heere  Graft  (Broad  street,  between  Beaver  and  Pearl),  De 
Prince  Graft  (Broad  street,  between  Beaver  and  Wall),  De  Prince 
vStraat  (Beaver  street,  between  Broad  and  William),  De  Beever 
Graft  (Beaver  street,  between  Broad  and  Broadway),  De  Smee 
Straat  (William  street,  between  Maiden  lane  and  Hanover  square), 
and  De  Smit's  Valey  (Pearl  street,  between  Wall  street  and  Frank- 
lin square). 

In  1657  propertv  owners  in  Brouwer  street,  so  called  from  the 
breweries  which  it  contained,  petitioned  the  burgomasters  to  have  a 
pavement  of  cobble-stones  laid  in  that  thoroughfare,  and  the  records 
show  that  the  cost  of  the  improvement  was  assessed  on  the  residents 
in  the  street.  This  was  the  first  pavement  laid  in  New  Amsterdam 
and  the  fact  is  commemorated  in  the  name.  Stone  street,  which  the 
thoroughfare  now  bears.  Winckel  street,  which  has  long  since  been 
closed,  but  which  ran  from  Broad  street  diagonally  through  the 
blocks  where  the  Mills  Building  and  the  Ignited  States  Custom. 
House  now  stand,  was  paved, as  w-as  also  Bridge  street,  in  1658.  These 
pavements  were  without  sidewalks,  and  were  drained  by  a  gutter  in 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


II 


the  middle  of  the  road.  An  ordinance  of  1660  ordered  the  residents 
on  either  side  of  the  ditch,  or  canal,  in  Beaver  street  to 
pave  the  road  in  front  of  their  own  doors  as  far  as  the  edge  of  the 
water.  The  Heere  Graft,  in  Broad  Street,  was,  as  we  have  seen,  the 
main  artery  of  commerce.  The  construction  of  sidings  of  wood  to 
prevent  its  'banks  from  caving  in  was  commenced  in  1657,  and  at 
the  same  time  ordinances  were  issued  against  throwing  filth  and  of¥aI 
into  the  water,  with  heavy  penalties  for  their  violation.  The  con- 
struction of  the  sidings,  on  which  three  laborers  were  employed  dur- 
ing the  open  season,  was  completed  in  1659.  The  roadway  on  either 
side  of  the  canal  was  subsequently  paved  at  a  cost  of  2,792  florins 
($1,096.80). 

It  is  difficult  to  realize  at  the  present  day  that  Pearl  Street  was  at 
one  time  exposed  to  the  encroachment  of  the  East  River.  High 
tide  sometimes  made  access  to  the  Stadt  Huys  almost  impracticable. 
For  this  reason  the  construction  of  a  siding  of  wood  in  front  of  the 
City  Hall  was  begun  by  the  public  authorities  in  1655,  similar  im- 
provements having  already  been  made  by  individual  property  own- 
ers at  various  points  along  the  shore.  To  secure  a  continuous  bar- 
rier against  the  water  the  following  ordinance  was  published  in  that 
year:  "Whereas,  the  sheeting  in  front  of  the  Stadt  Huys  (near  the 
present  Coenties  Slip),  and  before  the  City  Gate  (at  Wall  street),  on 
the  East  River,  and  some  other  places  thereabout,  is  finished,  and 
some  is  also  begun  by  others ;  therefore,  for  the  uniformity  of  the 
work,  all  who  have  houses  on  the  water  side,  between  the  Stadt 
Huys  and  the  gate  are  ordered  to  line  the  banks  with  plank."  This 
ordinance  was  the  first  of  the  public  measures  which  have  resulted 
in  the  addition  of  several  blocks  on  either  river  to  the  lateral  exten- 
sion of  the  island,  as  well  as  to  its  southern  extremity. 

In  a  place  where  the  houses,  including  chimncvs,  were  mostlv  of 
wood,  fire  was  a  constant  and  threatening  source  of  danger.  Al- 
ready before  1628  the  settlement  was  almost  completely  destroyed  by 
a  general  conflagration.  Nevertheless,  no  adequate  measures  for  the 
prevention  and  extinction  of  fires  were  taken  until  after  the  creation 
of  the  municipal  government.  In  January,  1648.  Governor  Stuyves- 
ant  published  an  ordinance  appointing  fire-wardens  and  prohibiting 


12 


A  HISTORY  OP  REAL  ESTATE, 


the  use  of  wooden  chimneys  in  houses  between  the  fort  and  the  Col- 
lect, or  Fresh  Water  Pond,  which  occupied  several  acres  in  the 
neighborhood  of  and  including  the  site  of  the  Tombs  Prison.  Fines 
were  imposed  on  owners  who  refused  to  alter  their  chimneys,  or  in 
whose  houses  fires  occurred,  and  the  proceeds  of  the  fines  were  ap- 
plied to  the  purchase  of  fire-ladders,  buckets,  and  hooks.  In  Sep- 
tember of  the  same  year  the  power  of  the  fire  wardens  was  en- 
larged, and  they  were  directed  to  visit  every  house  to  see  that  chim- 
neys were  properly  cleaned.  These  ordinances  were  never  properly 
enforced,  however,  and  ten  years  later  wooden  chimneys  were  still  the 
rule.  By  an  ordinance  of  December  15,  1657,  thatched  roofs  and 
wooden  chimneys  were  ordered  removed,  and  the  city  magistrates 
were  authorized  to  collect  from  every  house,  great  and  small,  one 
beaver  or  eight  florins  in  wampum  ($3.20)  for  the  purpose  of  pro- 
curing two  hundred  and  fifty  leathern  fire  buckets,  also  hooks  and 
ladders.  The  ordinance  further  established  a  yearly  tax  of  one 
florin  for  every  chimney  within  the  jurisdiction  of  the  burgomasters 
and  schepens.  The  buckets,  properly  numbered,  were,  in  January, 
1659,  distributed  throughout  the  town,  fifty  being  placed  in  the 
Stadt  Huys,  twelve  at  the  inn  of  Daniel  Litschoe  (near  the  intersec- 
tion of  the  present  Pearl  and  Broad  streets),  and  another  dozen  at 
the  house  of  Abraham  Verplank  (near  the  present  Custom  House). 

No  svstematic  policing  of  the  city  was  undertaken  during  the 
Dutch  regime,  although  Governor  Stuyvesant  issued  ordinances 
against  fighting  with  knives  (1647),  against  fast  driving  (1652),  and 
against  shooting  with  firearms  at  partridge  and  other  game  within 
the  city  limits  (1652).  A  temporary  night-watch  was  maintained  by 
the  magistrates  in  1653,  during  the  trouble  with  New  England. 
Five  years  later  a  permanent  night-watch  was  established — nine 
men  serving  in  detachments  of  four  each  night,  the  pay  of  each  man 
being  48  cents  for  every  night  on  duty,  besides  a  gift  of  one  or  two 
beavers  and  a  quantity  of  firewood.  Otherwise  order  was  enforced, 
on  occasion,  by  the  garrison  at  the  fort. 

There  was  no  regular  post  between  New  Amsterdam  and  the 
other  Dutch  settlements,  chief  among  which  were  the  Esopus  Dis- 
trict, Fort  Orange,  Fort  Nassau  on  the  Delaware,  and  the  Long 


BUILDING  AND  ARCHITECTURE  IN  NEIV  YORK.  13 


Island  towns.  But  as  to  the  transatlantic  mails,  the  directors  of  the 
Amsterdam  Chamber  wrote  to  Governor  Stuyvesant  in  1652:  "For 
the  accommodation  of  private  parties  who  often  give  their  letters 
for  New  Netherland  to  one  or  the  other  sailor  or  free  merchants, 
from  which  practice  result  many  delays  in  the  delivery  of  letters  and 
subsequent  losses  to  the  writers  and  their  friends  there,  the  letters 
being  laid  in  the  bottom  of  chests  or  the  bearers  going  to  other 
places,  we  have  fastened  a  box  at  the  new  warehouse,  where  we  now 
hold  our  meetings,  for  the  collection  of  all  letters,  to  be  sent  out  by 
the  first  ship  sailing.  We  have  deemed  it  advisable  to  inform  you 
thereof,  so  that  you  may  do  the  same  in  New  Netherland,  and  send 
the  letters,  for  the  sake  of  greater  safety,  in  a  bag  addressed  to  us. 
We  shall  hand  them  to  whom  they  belong.  People  expecting  let- 
ters usually  come  to  the  warehouse." 

Unrivaled  in  geographical  position,  New  Amsterdam  was  from 
the  beginning  a  trading  city.  European  and  coastwise  commerce 
was  attracted  by  one  of  the  finest  natural  harbors  in  the  world,  while 
innumerable  rivers  and  inland  waterways  made  the  interior  accessi- 
ble in  every  direction.  Despite  harrassing  trade  restrictions — 
the  company's  attempt  at  monopoly  was  abandoned  in  1642 — New 
Amsterdam  rapidly  developed  into  an  emporium  of  commerce  for 
the  Western  World.  To  the  mother  country  it  exported  tobacco 
and  especially  furs,  namely,  the  skins  of  beaver,  mink,  deer,  otter 
lynx,  the  elk,  the  panther,  and  the  fox.  From  Holland  came  French 
and  Spanish  wines  and  brandy,  leather,  meat,  bacon,  malt,  nails, 
lead,  butter,  linen  and  woolen  stuff,  oil,  soap,  tiles,  bricks,  iron  rods, 
casks,  cordage,  candles,  salt,  spices,  tar,  and  agricultural  and  do- 
mestic implements.  Wheat,  pork,  beer,  fish,  and  wine  were  carried 
to  Virginia,  for  which  tobacco  was  received  in  exchange.  To  the 
West  Indies  and  the  Dutch  colonies  at  Curaqoa  and  Brazil  were 
sent  the  various  kinds  of  goods  obtained  from  Holland,  besides  In- 
dian corn  and  baked  bread  and  biscuit,  dried  fish,  salt  meat,  and 
lumber,  return  cargoes,  consisting  of  sugar  and  Barbados  rum.  A 
prosperous  trade  was  also  maintained  with  New  England  and  the 
Dutch  settlements  on  the  Hudson,  the  Delaware,  and  Long  Island. 


14 


A  HISTORY  OF  REAL  ESTATE, 


II.— THE  ENGLISH  COLONIAL  PERIOD. 


Peter  Stuyvesant,  the  last  of  the  four  Dutch  director-generals  of 
New  Netherland,  surrendered  to  the  English  under  Richard  Nic- 
olls,  August  29,  1664.  According  to  the  Chevalier  Lambrechtsen, 
the  province  contained  at  that  time  a  population  of  about  10,000 
souls,  exclusive  of  Indians,  and  comprised  three  cities  and  thirty  vil- 
lages. 


By  Permission  From  the   New  York  History  Co. 


The  capital  city  is  described  in  a  map  forwarded  by  the  conciuerors 
to  the  new  proprietor,  the  Did<e  of  York,  in  whose  honor  the  city  and 
province  were  renamed  New  York.  The  "Duke's  Plan"  was  copied, 
from  an  earlier  Dutch  map,  probably  a  secondary  edition  of  the 
survey  of  1653,  and  bore  the  title  "A  Description  of  the  Towne  of 
Mannados,  or  New  Amsterdam,  as  it  was  in  September,  i66i...'. 
Anno  Domini,  1664."  Its  northern  limit  is  where  the  present  Roose- 
velt street  now  runs,  where  Wreck  Brook  then  discharged  the  waters 
of  the  Collect  into  the  East  River,  crossing  the  region  still  familiarly 


BUILDING  AXU  ARCHITECTURE  IN  NEIV  YORK. 


called  The  Swamp.  iVorih  of  the  palisade  at  Wall  street,  the 
"Duke's  Plan"  shows  but  twelve  buildings.  Among  these  were  Isaac 
Allerton's  storehouses,  which  were  south  of  the  "passage  place"  to 
Brooklyn,  situated  where  now  is  Peck  slip.  Below  the  wall  the  only 
complete  block  was  that  between  liridge  and  Stone  streets,  between 
which  then  ran  the  W'inckel  Straat,  along  which  stood  the  West 
India  Company's  stone  warehouses.  What  is  now  the  Battery  was 
merely  a  reef  of  scragged  rocks,  frequently  covered  by  the  tide.  The 
Hudson  on  the  west  came  up  to  the  hill  on  which  stands  Trinity 
Church,  while  the  East  River  flowed  along  Pearl  street  almost  to 
Broadway.  The  westerly  side  of  the  town,  from  the  Bowling  Green, 
northward,  and  from  the  Hudson  River  to  Broadway,  was  covered 
with  orchards  and  gardens.  Wolfert  Weblier's  tavern,  near  the 
present  Chatham  square,  was  the  last  haljitation  that  one  passed 
on  the  highway  to  Harlem.  The  poj^ulation  of  the  city  was  about 
fifteen  hundred,  chiefly  Dutch. 

The  leniency  of  the  conquerors  and  the  essential  similarity  be- 
tween Dutch  and  English  institutions  prevented  any  serious  injury  to 
the  material  interests  of  the  colony  as  a  consequence  of  the  transfer- 
rence  of  power.  Ten  months  were  allowed  to  elapse  before  the  gov- 
ernment of  Xew  York  City  was  altered  (June  22,  1666,)  and  the 
change  involved  in  the  substitution  of  a  sherifif,  a  board  of  aldermen, 
and  a  mayor  for  the  sellout,  burgomasters,  and  schepens  was  more 
in  name  than  in  reality,  as  the  personnel  of  the  new  government  re- 
mained for  the  most  part  that  of  the  old.  The  temporary  reposses- 
sion of  the  colony  by  the  Dutch  in  1673-74  produced  no  lasting 
effects. 

An  early  result  of  the  English  occupation  was  the  opening  up  of  a 
post  road  to  facilitate  intercourse  between  Xew  York  and  Boston, 
The  wagon  road  to  Harlem  was  perfected  in  1672,  and  formed  the 
beginning  of  wdiat  became  known  as  the  Boston  Post  Road.  A 
monthly  mail  was  established  in  January  of  the  following  year,  the 
postrider  picking  his  way  beyond  Harlem  through  the  primeval 
wilderness.  In  1678,  agreeably  to  his  instructions  "by  all  means  to 
chiefly  encourage  the  city  of  Xew  Yorke,"  Governor  Dongan  pro- 
cured the  enactment  of  the  Bolting  and  Baking  Act,  which  granted  a 


i6 


A  HISTORY  OF  REAL  ESTATE, 


monopoly  in  the  bolting  of  flour,  and  in  the  packing  of  flour  and 
biscuit  for  export,  to  the  residents  of  the  provincial  capital.  No  mill 
outside  the  city  was  permitted  to  grind  flour  for  market,  nor  was 
any  person  outside  the  city  permitted  to  pack  breadstufTs  in  any  form 
for  sale.  The  effect  of  this  act  was  to  throw  the  export  trade  in 
breadstuffs,  mainly  with  the  West  Indies,  exclusively  in  the  hands 
of  the  millers  and  merchants  of  New  York.  Outside  the  city  the  mor 
nopoly  was  denounced  as  injurious  to  the  interests  of  the  colony  as  a 
whole,  and  repeated  attempts  were  made  in  the  Provincial  Assembly 
to  have  the  odious  law  repealed.  Nevertherless,  it  remained  in  force 
sixteen  years,  during  which  time  it  more  than  met  the  expectations 
of  its  promoters  as  a  stimulus  to  the  growth  of  the  city. 

In  a  petition  presented  against  the  repeal  of  the  Bolting  and  Bak- 
ing Act  we  find  some  statistics  illustrating  the  city's  expansion  un- 
der its  influence.  When  the  law  was  enacted,  in  1678,  the  total  num- 
ber of  houses  in  New  York  was  384;  the  number  of  beef  cattle 
slaughtered  was  400;  the  sailing  craft  belonging  to  the  port  aggre- 
gated three  ships,  seven  boats,  and  eight  sloops;  and  the  total  annual 
revenues  of  the  city  did  not  reach  £2,000.  When  the  act  was  re- 
pealed, in  1694,  there  were  said  to  be  983  houses;  nearly  4,000  beef 
cattle  were  slaughtered,  most  of  them  exported ;  the  sailing  craft 
comprised  60  ships,  40  boats  and  25  sloops ;  and  the  city's  revenues 
were  more  than  doubled.  Six  hundred  of  the  983  buildings  in  the 
city,  the  petition  states,  were  connected  with  the  prosperity  of  the 
trade  in  flour.  The  arms  of  New  York,  when  the  stimulated 
trade  was  at  its  height  (1682),  therefore,  appropriately  bore,  along 
with  the  beaver,  the  sails  of  a  windmill  and  two  flour  barrels  as  em- 
blems of  the  foundation  of  its  new  prosperity. 

Comparison  of  a  map  prepared  in  1695  with  the  Duke's  Plan  re- 
veals most  graphically  the  city's  progress  in  the  intervening  vears. 
In  1664",  fully  one-third  of  the  street-fronts  below  the  palisade  were 
not  built  upon,  and  only  twelve  buildings  had  been  erected  outside.  Bv 
1695  nearly  all  the  street  fronts  in  the  city  proper  were  improved,  and 
new  streets  laid  out  north  of  the  wall  almost  doubled  the  citv.  The 
trend  of  improvement,  however,  was  toward  the  north  and  east, 
as  there  is  nothing  to  show  that  the  streets  west  of  Broadway  were 


l8  A  HISTORY  OF  REAL  ESTATE, 

evident  except  upon  the  map ;  and  no  houses  seem  to  have  been  built 
west  of  what  is  now  WiUiam  street.  At  an  auction  sale  of  lots  near 
Coentics  slip,  we  find  that  £35  was  paid  for  each  of  fourteen  lots  sold 
in  J 689.  In  r.road  street  values  were  still  higher,  owing  to  the  fill- 
ing up  of  the  canal,  which  was  ordered  in  1676,  and  the  construc- 
tion at  its  foot  of  the  Wet  Docks — two  basins  that  af¥orded 
harborage  for  the  trading  vessels  that  flocked  to  the  port. 
About  this  time  two  new  wharves  were  also  built  on  the  East 
River  front,  Broadway  was  graded  and  laid  out  as  far  as  the  present 
City  Hall  Park,  and  seven  public  wells  were  sunk  in  the  streets  in  dif- 
ferent parts  of  the  city  as  a  protection  against  fire.  In  view  of  these 
evidences  of  commercial  expansion  it  is  not  surprising  to  find  that  a 
lot  at  the  foot  of  Broad  street,  in  the  heart  of  the  mercantile  district, 
was  thought  well  worth  i8o. 

Under  the  Bolting  and  Baking  Act  large  investments  had  been 
made  in  shipping,  which  could  not  be  withdrawn.  The  repeal  of  the 
act  had  the  effect  of  stimulating  enterprise  to  prevent  a  loss  of  this 
capital.  The  coastwise  trade  and  the  trade  with  the  West  Indies 
became  brisker  than  ever,  though  the  profits  on  individual  transac- 
tions were  smaller.  Provisions  shipped  from  New  York  were  ex- 
changed for  West  Indian  products;  these  were  carried  to  England, 
where  manufactured  goods  were  received  in  return,  and  brought  to 
New  York.  Not  all  the  business  of  the  port  was  of  this  prosaic  na- 
ture. During  the  century  of  practically  unbroken  war  that  began 
with  the  accession  of  William  III.,  privateering,  with  occasional 
ventures  in  piracy,  was  a  favorite  enterprise  with  the  merchants  of 
New  York. 

Privateering  at  that  period  was  a  legitimate  arm  of  war.  But  the 
step  from  privateering  to  piracy  was  easily  made.  Once  at  sea  with 
the  king's  commission  to  plunder  hostile  nations,  privateers  were 
sorely  tempted,  in  the  absence  of  proper  prizes,  to  despoil  merchant- 
men indiscriminately.  Piracy  was  carried  on  under  the  cloak  of 
war,  and  the  principal  merchants  connived  at  the  practice.  Putting 
to  sea  as  a  privateer,  the  pirate  bore  away  for  the  Arabian  Gulf,  the 
Red  Sea,  or  the  Indian  Ocean,  where  the  galleons  of  tlie  British  and 
Dutch  East  India  Companies  fell  an  easy  prey,  with  their  rich  car- 


BUILDING  AND  ARCHITECTURE  IN  NEIU  YORK.  iq 


goes  of  Oriental  fabrics,  spices,  gold,  and  gems.  The  booty  was 
entered  at  the  Admiralty  Court  at  New  York  as  lawful  spoil  of  war, 
or  it  was  carried  to  Madagascar,  where  merchantmen  from  New 
York  would  repair  to  barter  supplies  for  the  stolen  goods. 

New  York,  at  the  close  of  the  seventeenth  century,  contained  a 
population  of  5,000,  the  Dutch  and  English  being  nearly  equal  in 
number,  some  P>ench,  Swedes  and  Jews,  while  there  w  ere  al)Out  800 
negroes,  mostly  slaves.  By  the  year  1732,  the  ])()])uhainn  had  been 
increased  by  an  additional  3,600  inhabitants.  In  the  same  }ear  we 
find  prices  of  lots  on  \\'hitehall  street  stated  at  from  £150  to  £200 — ■ 
a  material  increase.  According  to  the  Swedish  traveler,  I'eter  Kalm, 
over  two  hundred  vessels  entered  and  an  even  larger  number  cleared 
from  the  harbor  between  December  i,  1729,  and  December  5,  1730. 
The  following  table,  compiled  in  November,  1729,  and  covering  the 
period  from  Christmas  to  Christmas  in  each  year,  gives  an  idea  of  the 
volume  of  foreign  commerce  conducted  at  New  York,  and  of  the 
favorable  balance  of  trade  enjoyed  by  the  port: 


Years.  Imports.  Exports. 

1723-  24   £21,191  £63,020 

1724-  25    25,316  70.650 

1725-  26    38,707  84,850 

1726-  27    31,617  67,373 

1727-  28    21,005  78.561 


The  city  as  it  was  at  this  time  is  shown  on  a  map  entitled  "Plane 
of  New  York  in  1729,  Surveyed  by  James  Lyne."  In  this,  as  in  ear- 
lier maps,  the  trend  of  development  toward  the  northeast  is  distinctly 
emphasized.  Several  causes  united  to  retard  the  improvement  of  the 
westerly  side  of  the  island.  The  business  of  the  city  was  transacted 
along  the  East  River.  Here,  the  shipping  of  the  port  was  harbored, 
because  the  East  River,  an  arm  of  the  sea,  seldom  freezes.  Here 
were  the  ship-yards  and  the  warehouses  :  and  here  also  the  Brook- 
lyn ferry  and  the  field  of  competition  for  the  Long  Island  trade. 

Broadway  was  remote  from  the  industrial  activities  of  the  tow^i. 
The  few^  dwellings  that  were  erected  along  this  future  great  thor- 


20 


A  HISTORV  OF  REAL  ESTATE, 


oughfare  did  not  venture  above  Liberty,  then  called  Crown  street. 
There  were  only  open  fields  westward,  above  this  line.  These  com- 
prised the  estate  known  originally  as  the  Company's  Farm,  tilled  for 
the  benefit  of  the  Dutch  West  India  Company's  servants,  and 
bounded  by  the  present  l-'ulton  and  Warren  streets,  IJroadwav  and 


the  North  River.  The  farm  passed  to  the  Duke  of  York,  by  the  con- 
quest, was  extended  northward,  by  purchase  from  the  Annctje  Jans 
heirs, to  Charlton, or  pcrliaps  Christopher  street,  and  was  afterwards 
known  as  the  King's,  and  later  (  jucen's  Farm.  Queen  Anne  granted 
the  property  to  the  ]Ci)isC()])al  I  hurch  in  New  York  in  1705.  The 
church  ownership  of  this  jiroperty  was   one  of  the  factors  which 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  21 


tended  to  retard  the  development  of  Broadway,  for  so  long  as 
building  sites  conveniently  located  could  be  had  in  fee  simple  no 
one  cared  to  improve  leasehold  land. 

Bv  the  middle  of  the  century,  however,  the  city's  expanding  com- 


merce was  evidently  beginning  to  create  a  need  for  the  improvement 
of  leasehold  property  also.  Maerschalck's  map  of  1755  shows  streets 
laid  out  through  the  southern  part  of  the  Church  Farm,  and  locates 
twenty-five  buildings  between  the  present  Liberty  and  Warren 
streets.  But  the  trend  of  development  was  still  toward  the  northeast 


22 


A  HISTORY  Of  REAL  ESTATE, 


Advance  up  the  middle  of  tlie  island  was  prevented  \)\  the  Collect,  or 
Fresh  Water  Pond;  on  the  westerly  side,  l)y  l.isjjenard's  Meadows, 
a  marshy  valley,  and  a  stream  carryin.ij;-  the  ovcrllow  from  the  Fresh 
Water  I'ond  into  the  North  River.  The  upper  ])art  of  liroadway  was 
merel_\-  a  lane  ending  near  the  present  Leonard  street;  and  it  was 
not  until  the  opening  of  the  road  leading  to  ( ireenw  ich  X'illage,  ante- 
rior to  1760,  that  the  west  side  possessed  any  thoroughfare  that 
could  become  a  line  of  (le\  eloi)nient. 

On  the  easterly  side,  however,  ran  the  Boston  Post  Road,  con- 
necting the  city  with  the  populous  regions  inland  from  Long  Island 
Sound.  Over  this  highway,  since  1732,  came  and  went  the  monthlv 
stage  to  New-  England.  According  to  Ratzer's  map,  countrv  seats 
lined  this  road  in  1767  up  to  Madison  square,  and  a  small  village 
had  sprung  up  at  its  intersection  with  Monument  lane.  Of  tliis 
lane,  \vhich  led  to  Greenwich,  two  sections  survive  in  the  present 
Astor  place  and  Greenwich  avenue. 


KEY  TO  MAP  OF  NEW  YORK,  SHOWING  FARMS  AND  ESTATES. 


NOTE.— The  explanation  of  the  numbers,  which  is  tal<en,  by  permission,  from  the 
"Memorial  History  of  New  York,"  covers  only  the  most  important  features  or  estates. 


1.  E.xtent  of  the  city  under  the  Dutch  gov- 
ernor;  wall  along  Wall  Street. 

li,  4,  ti,  VI.  Comprising  what  was  known 
at  different  periods  as  West  India 
Company's,  Duke's,  King's,  Queen's 
farm;  ceded  to  Trinity  Church  in 
17(15. 

7.  The  Shoemaker's  Pasture  (the  Dutch 
Church  property  included  in  the  tract.) 

10.  Beekman's  Pasture. 

11.  The  Fields  or  Common. 
121/..  Xegro  burying-ground. 
18.    Estate  of  Jacob  Leisler. 

14.  The  Swamp,  a  section  still  known  by 

17.    The  Roosevelt  farm. 

15.  The  Janeway  estate. 
111.    Kolk  Hook. 

2(t,  21.  The  Kolk,  Collect,  or  Fresh  Water 
Pond. 

2.5.   The  Dominie's  Hook,  or  Anneke  Jans's 

26.  Lispenard  meadows. 

27.  The  Rutgers  farm. 

.^ri  A  and  B.    De  Lancey's   east  and  west 

Tlip  Bayard  farm. 
.■'.7.    AiMiilirr   portion  of  the  Anneke  Jans 


4S.  ."1(1,  .-.1,  .".2.    Property  of  the  Stuyvesants. 
:>7k    Belonging  to  Sailors'  Snug  Harbor. 
5(1.    The  Brevoort  estate. 

M.  Krom  Messie  (crooked  little  knife),  cor- 
rupted into  Gramnurcy:  so-called 
from  the  resemblance  of  the  shape  of 


this  property  to  that  of  a  shoemak- 

1;.-,.    Rose  Hill  farm. 

liil.    Estate  of  John  Watts. 

(17.  Estate  of  Admiral  Sir  Peter  Warren, 
called  Greenwich;  the  Indian  name  of 
the  point  of  land  here  was  Sapokani- 

(17  D.    Estate  of  George  Clinton  and  John 

7:1.    Estate  of  Bishop  Moore. 
74.    Clarke  estate. 

7(3.  Known  as  the  Horn  estate,  originally 
patented  by  Sir  Edmund  Andros  to 
Solomon  Peters,  a  free  negro,  whose 
widow  and  heirs  conveyed  it  to  John 
Horn:  held  by  Horn's  descendants  till 
recently. 

S().    Kip's  Bay  farm. 

S7.    -Murray  Hill  estate. 

8!),         John  Slidell.  formerly  President  of 

the  Mechanics'  Bank. 
1>2.    Estate  of  James  A.  Stewart. 
WS'/i.  Estate  of  "Citizen  Genet,"  the  French 

Ambassador  in  17114.   who  married 

Governor  Clinton's  daughter. 
KM).  Estate  of  Richard  Harrison. 
107.  Glass  House  farm,  formerly  belonging 

to  Sir  Peter  Warren. 

110,  11(1.    Incleberg,  where,  177(1,  General 

Howe  and  staff  were  entertained  dur- 
ing the  retreat  of  the  American  troops 
from  New  York. 

111.  The  Grange,  country  seat  of  John  Mur- 

122.  Turtle  Bay,  or  Deutel  Bay,  farm. 


By  Permission  From  the   New  York  History  Co. 


A  HISTORY  OP  REAL  ESTATE, 


/I/.— FROM  THE  DEC  LARA  TJON  OF  INDEPENDENCE 
TO  THE  OPENING  OF  THE  ERIE  CANAL. 


The  Britisli,  driven  from  Boston  and  alarmed  by  the  general  up- 
rising throughout  the  colonies,  determined  to  concentrate  their 
forces  at  New  York.  Having  control  of  the  sea,  they  hoped,  by 
obtaining  possession  of  the  Hudson  Valley,  to  prevent  co-operation 
between  the  northern  and  southern  colonies.  The  plan  was  bril- 
liantly conceived,  but  was  utterly  defeated  by  the  surrender  of  Bur- 
goyne  at  Saratoga.  This  event  proved  the  turning  point  in  the  war, 
although  with  the  assistance  of  a  large  fleet  the  British  were  enabled 
to  hold  New  York  from  September  15,  1776,  to  November  25,  1783. 

During  this  period  of  occupation  the  population  of  the  city  de- 
creased from  25,000  to  probably  half  that  number.  Its  commerce, 
comprising  about  one-tenth  of  the  combined  foreign  trade  of  the 
American  colonies,  was  completely  destroyed,  while  two  great  fires 
added  to  the  sufifering  caused  by  the  stoppage  of  business.  Six  days 
after  the  entrance  of  the  enemy,  namely,  on  September  21,  the  west- 
terly  side  of  the  town  was  visited  by  a  conflagration,  probably  of  ac- 
cidental origin,  which  is  thus  descril)ed  in  the  diary  of  the  resident 
Moravian  pastor,  Ewald  Gustav  Schaukirk;  "In  the  first  hour  of 
the  day,  soon  after  midnight,  the  whole  city  was  alarmed  by  a  dread- 
ful fire,"  wdiich  "  raged  all  the  night  and  till  about  noon.  The  wind 
was  pretty  high  from  the  southeast  and  drove  the  flames  to  the  north- 
west. It  broke  out  about  White  Hall,  destroyed  a  part  of  Broad, 
Stone  and  Beaver  streets,  the  Broadway,  and  then  the  streets  going 
to  the  North  River,  and  along  that  river  as  far  as  the  King's  College. 
Great  pains  were  taken  to  save  Trinity  Church,  but  in  vain  ;  it  was 
destroyed,  as  also  the  old  Lutheran  Church;  and  St.  Paul's,  at  the 
upper  end  of  Broadway,  escaped  very  narrowly."  Four  hundred  and 
ninety-three  houses  were  laid  in  ruin.  Two  years  later  another  fire 
destroved  almost  the  whole  of  the  block  south  of  Pearl  street,  be- 
tween Coenties  and  Old  Slips. 


26 


A  HISTORY  OF  REAL  EST  AT  II, 


During  the  Revolution  most  of  the  patrician  families  remained 
loyal  to  the  king.  On  the  withdrawal  of  the  British  troops  they  were 
overtaken  by  the  same  fate  which,  at  the  beginning  of  hostilities,  had 
been  meted  out  to  the  Whig  leaders — they  were  driven  from  the  city 
and  their  estates  confiscated.  The  exodus  of  the  Tories  and  the  re- 
turn of  the  Patriots  made  the  Young  American  element,  with  its 
"nervous  activity  and  practical  bent,"  predominant  in  affairs,  a  circum- 
stance which  partlv  explains  the  rapidity  of  the  community's  recov- 
ery from  the  effects  of  the  war.  Within  three  or,  at  the  utmost, 
four  vears  of  the  formal  declaration  of  peace  the  city  had  completely 
regained  its  lost  population. 

The  adoption  of  the  Constitution  put  an  end  to  the  commercial 
strife  between  individual  States  which  had  been  allowed  to  grow  up 
under  the  old  Articles  of  Confederation,  and  laid  the  foundation  for 
that  extraordinary  material  development  of  fhe  United  States  which 
is  one  of  the  marvels  of  the  present  century.  New  York,  being  a 
seaboard  town  with  superior  inland  water  communication,  became  a 
chief  beneficiary  of  the  new  nation's  expanding  industrial  activities. 

New  York  became  the  seat  of  the  Federal  government  on  the  inau- 
guration of  Washington  in  1789.  In  that  year,  although  the  city  was 
astir  with  the  new  life  that  had  come  to  it  after  the  war,  the  effects  of 
the  great  fires  of  September  21,  1776,  and  August  3,  1778,  were  not 
yet  effaced.  The  Lutheran  Church,  which  had  stood  on  the  south- 
ern corner  of  Rector  street  and  Broadway,  was  still  a  mass  of  ruins. 
Trinity  Church  and  the  Middle  Dutch  Church  were  in  process  of  re- 
construction. Of  private  houses,  perhaps  the  majority  were  in  the 
condition  in  which  the  fire  had  left  them.  But  there  was  activity  in 
house  building,  labor,  rents  and  produce  were  high,  and  a  feeling  of 
buoyancy  pervaded  the  community. 

From  the  west  side  of  Broadway  to  the  west  side  of  Greenwich 
street,  on  the  North  River  shore,  the  ground  was  more  or  less  closely 
covered  with  buildings  from  the  Bowling  Green  to  what  is  now 
Reade  street.  Beyond  Reade  street,  there  were  only  a  few  scattered 
houses.  On  the  east  side  of  the  island  the  area  of  building  im- 
provement extended  farther  north,  namely,  to  the  south 
side  of  Bayard's  Lane,  now  Broome  street.     The  south  side  of 


BUILDIXG  AXD  ARCHITECTURE  IN  XEW  YORK.  27 


this  lane  was  built  upon  from  Alulberry  street,  on  the  west,  to  the 
present  Suffolk  street,  on  the  east;  and  a  line  drawn  from  the  south- 
east corner  of  Broome  and  Sufifolk  streets  to  the  northwest  corner  of 
Cherry  and  Pike  streets  would  mark  approximately  the  northeasterly 
limit  of  the  city.  Xorth  of  the  present  line  of  Reade  street  no  streets 
were  laid  out  between  the  Xorth  River  and  [Mulberry  street,  with  the 
exception  of  Greenwich  street  and  Broadway. 

The  city  contained  a  population  of  29,000.  The  number  of  houses 
in  the  city  was  4,200.  Among  the  buildings  were  many  old  Dutch 
houses,  but  the  prevailing  type  of  architecture  was  English.  An  ad- 
vertisement of  the  Mutual  Assurance  Comiiany  of  1789  states  that 
buildings  were  mostly  of  frame  with  Ijrick  fronts,  alth(jugh  in  1761 
the  Legislature  had  enacted  that  none  but  brick  houses  should  be 
erected  south  of  the  present  Duane  street  after  January  i,  1766. 
The  time  was  afterward  extended  to  January  i,  1774,  but  on  the  2nd 
of  ]\Iay  of  that  year  nearly  3,000  citizens  ])etiti(MKMl  for  the  re- 
peal of  the  act.  The  petition  was  not  granted.  (  )n  the  other  hand, 
it  does  not  appear  that  the  law  was  strictly  enforced  for  manv  years. 
Streets  were  narrow  and  crooked.  Water  and  Queen  (Pearl),  for 
example,  were  in  some  places  too  cramped  to  allow  the  construction 
of  sidewalks.  On  the  21st  of  Alarch,  1787,  the  Legislature  'had 
authorized  the  Conmion  Council  to  lay  out  new  streets  and  to  im- 
prove those  already  existing,  and  in  1788  improvements  were  begun. 
The  act  provided  that  streets  alreaily  laid  out  should  not  be  made 
wider  than  four  rods,  nor  narrower  than  two.  The  sidewalks  were 
to  be  each  one-fifth  the  width  of  the  street,  and  were  to  be  paved 
with  brick  or  stone  and  curbed.  The  city  possessed  no  system  of 
sewerage,  sewage  being  carried  to  the  river  at  night  in  ])uckets  l)y 
negro  slaves.  The  city  was  supplied  with  water  by  puldic  pumps. 
The  best  water  came  from  the  Tea  Pump,  which  was  fed  from  the 
Collect  and  stood  in  Chatham  street,  a  little  to  the  northeast  of  the 
end  of  Queen  (Pearl)  street. 

Places  of  interest  to  the  sightseer  were  not  numerous.  At  the 
lower  end  of  Broadway  was  the  Bowling  Green,  which  had  been  in- 
closed as  a  park  in  1733.  Fort  George  lay  150  feet  below  the  Green. 
The  northerly  side  of  the  fort  contained  no  batteries,  and  the  whole 


28 


A  HISTORY  OF  REAL  ESTATE, 


structure  was  in  a  state  of  dilapidation  and  decay.  On  the  easterly 
and  southerly  sides  of  the  fort  were  large  gardens.  What  had  once 
been  an  earthwork,  was  known  as  the  Battery,  and  extended  from 
the  south  line  of  Battery  place,  along  the  water's  edge,  to  \\'hitehall 
slip.  The  site  of  the  fort  and  the  Battery,  being  originally  crown 
property,  belonged  to  the  State.  In  1790  the  site  of  the  Battery,  in- 
cluding a  small  part  of  the  ground  on  which  the  fort  stood,  was 
granted  to  the  city.  In  the  same  year  the  fort  was  razed  to  give  place 
for  a  residence  intended  for  the  use  of  the  President.  Before  the  com- 
pletion of  the  building  the  National  Government  removed  to  Phila- 
delphia. After  having  been  for  some  years  occupied  by  the  Governor 
the  structure  was  converted  into  a  custom-house.  Below  the  fort 
grounds  were  two  irregular  blocks  of  houses,  divided  by  Pearl 
street,  and  extending  from  \\'hitehall  street,  on  the  east,  to  the  Bat- 
tery, on  the  west.  South  of  these  two  blocks  were  the  Lower  Bar- 
racks, a  building  210  feet  long  by  25  feet  deep,  with  an  ell  70  feet 
long  at  its  westerly  end.  The  space  of  about  240  feet  from  the  front 
of  the  barracks  to  the  southerly  extremity  of  the  island  was  unoccu- 
pied except  by  the  earthwork  of  the  Battery  and  a  small  house  on 
the  west  side  of  Whitehall  street. 

Broadway  was  paved  from  the  Bowling  Green  to  A'esey  street,  and 
contained  several  noteworthy  buildings,  including  the  Kennedy  and 
McComb's  mansions,  the  City  Tavern  (on  the  site  of  the  present  Bo- 
reel  Building),  Trinity  Church  and  St.  Paul's  Chapel.  The  McComb 
mansion,  on  the  west  side  of  Broadway,  was,  in  1790,  occupied  by 
Washington  at  a  rental  of  $2,500  a  year.  Transfers  of  real  estate  on 
Broadway  in  1789  were  few.  Among  the  deeds  recorded  in  that 
year,  was  one  conveying  for  £700  a  lot  on  the  northwest  cor- 
ner of  Liberty  street,  25x90,  with  a  smaller  lot  in  the  rear; 
another  lot,  35x90,  in  the  same  neighborhood  was  sold  for 
£600.  A  plot  on  the  west  side  of  Broadway,  some  dis- 
tance below  WaW  street,  having  a  frontage  of  105  feet  and  a  depth 
of  270  feet  to  high  water,  running  thence  to  low-water  mark  and 
thence  200  feet  into  the  Xorth  River,  was  sold  for  £3,200.  A  Church 
Farm  lot,  25x108.9,  on  the  west  sirle  of  Broadway,  between  Warren 
and  Murray  streets,  brought  £240,  and  £150  was  paid  for  a  lot  33X 
190  on  the  avenue,  near  the  Collect. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  29 


On  the  easterly  side  of  Broadway,  the  Park,  inclosed  by  a  wooden 
fence,  extended  from  \'esey  to  Murray  street.  North  of  the  Park, 
about  on  the  northerly  side  of  ^Murray  street,  stood  the  Bridewell, 
Almshouse  and  Jail,  facing  south.  Between  the  jail  and  the  alms- 
house a  Chinese  pagoda  inclosed  the  gallows. 

Broad  street,  in  the  year  under  review,  had  descended  from  its 
high  estate  as  the  seat  of  foreign  commerce,  and  was  occupied  by 
small  shops  and  dwellings.  The  principal  business  streets  in  the 
city  were  Queen  street  (the  present  Pearl,  from  Wall  to  Chatham), 
Great  Dock  street  (Pearl  from  Broad  to  Wall),  Water  street  and 
Hanover  square. 

The  fashionable  residence  street  of  the  city  was  Wall  street,  and 
the  value  of  real  estate  in  this  favored  locality  may  be  judged  by  the 
sale,  in  1789,  of  two  lots,  57x106x57x135,  on  the  south  side  of  the 
street,  near  Pearl,  for  £1.800.  Federal  Hall,  on  the  northeast  corner 
of  Wall  and  Nassau  streets,  was  the  finest  ])uilding  in  the  city,  and, 
indeed,  in  the  United  States,  fitting  its  character  as  the  seat  of  the 
National  Government.  It  was  completed  in  1789,  being  practically  a 
new  structure,  although  it  contained  most  of  the  walls  of  an  older 
structure,  the  City  Hall,  erected  in  1700.  On  the  removal  of  the 
Federal  Government  to  Philadelphia,  the  premises  reverted  to  their 
original  use.  On  the  completion,  in  1812,  of  the  present  City  Hall 
in  City  Hall  Park,  the  structure  on  Wall  street,  including  the 
grounds  pertaining  thereto — four  lots — were  sold  at  auction,  and 
the  building  demolished. 

The  general  stage  office  during  part  of  the  year  1789  was  at 
Fraunces'  Tavern,  No.  49  Cortlandt  street,  whence  stages  left  for  Al- 
bany, Boston,  and  Philadelphia.  The  route  to  Albany  was  by  the 
Bowery  lane  and  Kingsbridge  road  to  Kingsbridge  and  thence  along 
the  Hudson  River.  Stages  left  both  ends  of  the  route  on  Monday, 
Wednesday  and  Thursday,  three  days  being  required  for  the  jour- 
ney in  summer  and  four  or  more  in  winter.  A  day's  journey  lasted 
from  five  o'clock  in  the  morning  until  ten  at  night.  The  Boston 
stages  left  the  city  on  ^Monday,  Wednesday  and  Friday,  by  way  of 
the  Bowery  and  the  Boston  Post  Road  to  Harlem,  and  reached  Bos- 
ton in  about  six  days  by  traveling  from  three  in  the  morning  until 


30 


A  HISTORY  OF  REAL  ESTATE, 


ten  at  night.  In  October,  1789,  the  Boston  and  Albany  stage  office 
was  removed  to  Mr.  Isaac  Norton's,  No.  160  Queen  (Pearl)  street. 
Stages  for  Philadelphia  left  Paulus  Hook  twice  a  day,  except  Sat- 
urday and  Sunday,  when  but  one  stage  ran.  From  Paulus  Hook 
there  were  two  routes  to  Philadelphia,  one  through  Newark  and 
the  other  through  Woodbridge.  The  journey  occupied  about  three 
days.  One  might  also  reach  Philadelphia  by  taking  the  boat  which 
left  the  Albany  pier  on  Monday,  Wednesday,  Thursday,  or  Fri- 
day for  South  Amboy.  From  South  Amboy  stages  set  forth  at  three 
o'clock  the  next  morning  alternately  to  Bordentown  and  Burlington, 
whence  boats  sailed  for  Philadelphia.  Boats  for  New  Brunswick, 
N.  J.,  left  Coenties  slip  every  Saturday  morning.  The  New  Haven 
boats  left  Burling  slip,  and  stages  for  Jamaica,  L.  I.,  started  from  the 
ferryhouse  at  Brooklyn.  There  was  also  a  stage  from  New  York  to 
Morristown  by  way  of  Paulus  Hook.  (Smith,  N.  Y.  City  in  1789, 
p.  1 01.) 

Among  the  more  important  public  improvements  undertaken  at 
the  beginning  of  the  nineteenth  century  was  the  filling  in  of  the  Col- 
lect, a  body  of  water  covering  the  area  approximately  bounded  by 
the  present  Elm,  Baxter,  Pearl  and  White  streets.  On  the  western 
shore  of  this  water  the  Dutch  found  a  deposit  of  decomposed  shells; 
hence  the  name  Kalch,  Callech,  CoUeck  or  Collect.  By  the  English 
the  water  was  popularly  known  as  the  Fresh  Water  Pond.  The 
pond  was  surrounded  by  broad  stretches  of  swampy  ground,  half 
land  and  half  water,  which  extended  across  the  island,  excepting 
about  150  yards  of  salt  meadow  on  the  North  River  and  about  300 
yards  of  similar  meadow  on  the  East  River.  A  sluggish  stream  along 
the  line  of  the  present  Canal  street  furnished  an  outlet  into  the  North 
River,  while  on  the  opposite  side  a  similar  stream,  called  Wreck 
Brook,  communicated  with  the  East  River  at  the  foot  of  the  pres- 
ent Roosevelt  street;  so  that,  at  exceptionably  high  tide,  the  waters 
of  the  tw'o  rivers  mingled  in  the  Collect.  By  1733  the  stagnant  pond 
had  become  a  menace  to  the  public  health.  Consequentlv,  in  that' 
year,  it  was  granted  to  Captain  Anthony  Rutgers,  who  proposed  to 
improve  its  sanitary  condition  by  a  system  of  sluicing  and  damming 
devised  by  himself.    This  system  no  doubt  had  some  efifect  in  carry- 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  31 


32  A  HISTORY  OF  REAL  ESTATE, 

ing  away  the  unhealthy  stagnation.  But  with  the  multiplication  of 
dwelling  and  other  houses  around  the  Collect  the  sense  of  danger 
to  the  public  from  its  polluted  waters  increased,  and  in  1791  the  city 
purchased  Captain  Rutgers's  heirs'  interest  in  it  for  £150.  The  filling 
in  of  the  pond  was  apparently'  begun  in  1803.  when  the  dirt  exca- 
vated on  the  site  of  the  City  Hall  in  City  flail  Park  was  dumped 
into  it.  I  hit  it  was  not  until  1808  that  the  work  was  undertaken  in 
earnest.  The  city  Ijcing  then  full  of  sailors  and  laborers  thrown  out 
of  employment  by  the  Embargo  act,  the  city  government,  to  relieve 
the  distress  among  this  element  of  the  population,  engaged  a  large 
force  of  men  to  obliterate  the  pond  by  leveling  into  it  the  surround- 
ing hills.    Two  years  later  the  improvement  was  completed. 

The  filling  in  of  the  Collect  was  by  no  means  an  isolated  instance  of 
municipal  growth  and  enterprise  during  the  opening  decade  of  the 
century.  Despite  the  ruinous  ef¥ect  on  commerce  of  Jefiferson's  for- 
eign policy,  the  city  continued  to  expand.  Old  streets  were  improved. 
New  streets  were  laid  out,  and  large  tracts  of  outlying  lands  were 
cut  up  into  city  lots.  A  large  part  of  the  Trinity  Church  Farm,  for 
example,  was  thus  improved,  with  the  result  that  it  was  rapidly  built 
upon.  In  1808  alone  Trinity  Corporation  ceded  to  the  city  land  for 
the  following  new^  streets  through  its  farm :  Greenwich  street,  from 
Spring  to  the  northern  limit  of  the  farm;  Hudson  street,  from  Xorth 
INIoore  to  A'estry;  ^^"ashington  street,  from  Christopher  to  the  Hud- 
son River;  A'arick  street,  from  Xorth  ]\Ioore  to  A'estry;  Reach  street, 
from  Hudson  to  the  eastern  limit  of  the  farm;  Laight  street,  from 
Hudson  to  its  eastern  boundary;  A'estry  street,  from  Greenwich  to 
its  eastern  boundary ;  Dcsbrnsses  street,  from  Greenwich  to  the  Hud- 
son River;  Le  Roy  street,  from  Hudson  to  the  Hudson  River  and 
King,  Charlton,  \^an  Dam,  Clarkson,  Hamersley,  Barrow  and  ]Mor- 
ton  streets,  as  far  east  and  west  as  the  church  lands  extended. 

In  the  same  year  another  important  improvement  was  accom- 
plished. The  stream  between  the  Collect  and  the  Xorth  River  was 
deepened  and  widened  into  a  canal,  which  not  only  carried  awav  the 
overflow  from  that  part  of  the  Collect  not  vet  filled  in.  but  which  also 
drained  the  great  swamps  alongsiile  tlie  original  stream,  fitting  them 
for  use  as  building  sites.    The  banks  of  the  canal  were  planted  with 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK. 


33 


shade-trees,  and  a  road  ran  along  either  side  of  the  canal.  The 
width  of  the  whole  thoroughfare,  which  received  the  name  of  Canal 
street,  was  loo  feet.  In  the  course  of  time,  the  canal  was  arched  over 
with  brick,  and  became  a  sewer. 

But  by  far  the  most  important  public  work  undertaken  at  this 
period  was  the  surveying  and  plotting  of  the  whole  of  the  present 
city,  between  Houston  and  155th  streets.  Hitherto,  the  city  had 
been  allowed  to  grow  at  random  along  the  lines  of  least  topograph- 
ical resistance.  The  region  below  the  Collect,  particularly  east  of 
Broadway,  was  a  perfect  maze  of  crooked  streets.  Above  the  Col- 
lect, the  streets,  though  laid  out  on  straight  lines,  were  cut  up  into 
several  independent  groups,  each  at  variance  with  the  others.  To 
prevent  a  similar  confusion  in  the  prospective  street  system  of  the 
northern  part  of  the  island,  the  Legislature,  on  April  3,  1807,  ap- 
pointed Gouverneur  Morris,  Simeon  De^^'itt,  and  John  Rutherford 
Commissioners  of  Streets  and  Roads  in  the  City  of  Xew  York,  with 
"exclusive  power  to  lay  out  streets,  roads,  and  public  squares  of  such 
width,  extent,  and  direction  as  to  them  shall  seem  most  condvicive  to 
the  public  good,  and  to  shut  up  streets  not  accepted  by  the  Common 
Council  within  that  part  of  said  city  of  New  York  to  the  northward 
of  a  line  commencing  at  the  wharf  of  George  Clinton  on  the  Hudson 
River,  thence  running  through  Fitzroy  road,  Greenwich  lane,  and 
Art  street  to  the  Bowery  road;  thence  down  Bowery  road  to  Xorth 
street  in  its  present  direction  to  the  East  River."  Four  years  were 
allowed  the  commissioners  in  which  to  draw  up  their  plan.  Promptly, 
in  181 1,  their  report  was  made,  and  their  maps  filed,  although  the 
work  of  surveying  the  streets  and  locating  them  by  means  of  "1.549 
marble  monumental  stones  and  98  iron  bolts"'  was  not  completed 
until  1 82 1. 

With  the  exception  of  public  parks,  the  City  Plan  established  by 
the  commissioners  is  substantially  that  which  exists  to-day  between 
Houston  and  155th  streets.  This  entire  region,  which  was  of  an  ex- 
tremely diversified  character,  has  been  reduced  to  a  more  or  less 
uniform  surface  by  the  filling  in  of  watercourses  and  leveling  down 
of  hills  and  ridges.  A  rectangular  system  of  streets  and  avenues  was 
adopted  because  of  the  "greater  economy  and  convenience  in  build- 
3 


34  A  HISTORY  OF  REAL  ESTATE, 

ing."  The  avenues  were  made  loo  feet  wide.  Those  that  could  be 
extended  to  the  \'illage  of  Harlem  were  numbered  west  from  First 
avenue,  which  ran  from  the  west  of  Bellevue  Hospital  to  the  east  of 
Harlem  Church.  Twelfth  avenue  ran  from  the  "wharf  at  ^Nlanhat- 
tanville,  along  the  shore  of  the  Hudson  River,  in  which  it  was  lost." 
From  First  to  Second  avenue  was  a  distance  of  650  feet ;  from 
Second  to  Third,  610  feet;  between  Third  and  Sixth  avenues  the 
distance  between  each  avenue  was  920  feet ;  west  of  Sixth  avenue, 
800  feet. 

Fifth  avenue  was  called  Manhattan  avenue,  or  the  Middle  road. 
East  of  First  avenue  were  four  short  avenues,  called  A,  B,  C  and  D, 
respectively.  The  cross  streets  were  laid  out  up  to  155th  street,  ist 
street  running  from  Avenue  B  to  the  Bowery,  and  155th  street  from 
Bussing's  Point  to  the  Hudson  River.  The  streets  were  60  feet  wide, 
except  14th,  23d,  34th,  42d,  57th,  72d,  79th,  86th,  96th,  io6th,  ii6th. 
125th,  135th,  145th  and  155th,  which  were  100  feet  wide.  The  com- 
missioners supposing  that  the  pressure  of  traffic  would  be  across 
the  island,  from  river  to  river,  provided  one-third  more  of  latitudinal 
streets  to  the  square  mile  than  longitudinal.  Experience  has  shown, 
however,  that  the  pressure  of  traffic  is  on  the  streets  running  north 
and  south.  In  the  matter  of  public  reservations,  the  commission- 
ers set  aside  ground  for  a  market,  3,000x800  feet,  between  loth  and 
7th  streets,  First  avenue  and  the  East  River;  for  a  reservoir  between 
89th  and  94th  street.  Fourth  and  Fifth  avenues;  for  a  parade,  i,35ox 
1,000  yards,  between  23d  and  32d  streets.  Third  and  Seventh  ave- 
nues; and  four  small  parks  or  squares.  The  magnificent  parade  of 
the  City  Plan  is  represented  by  the  present  ]\Iadison  square,  while 
the  market  was  never  opened.  To-day,  when  the  city  is  obliterating 
costly  improvements  to  provide  sites  for  small  parks,  the  commis- 
sioners' reasons  for  their  niggardlx  policy  in  respect  of  "breathing 
spaces"  make  interesting  reading.  "It  may  he  a  matter  of  sur- 
prise," they  say,  "that  so  few  vacant  spaces  have  been  left,  and  those 
so  small,  for  the  benefit  of  fresh  air  and  conse(iuent  f)rescrvation  of 
health.  Certainly  if  the  city  of  Xew  York  was  destined  to  stand  on 
the  side  of  a  small  stream,  such  as  the  Seine  or  Thames,  a  great  num- 
ber of  ample  spaces  might  be  needful.    But  those  large  arms  of  the 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  35 

sea  which  embrace  Manhattan  Island  render  its  situation,  in  regard 
to  health  and  pleasure,  as  well  as  to  convenience  of  commerce,  pe- 
culiarly felicitous.  When,  therefore,  from  the  same  causes,  the 
prices  of  land  are  so  uncommonly  great,  it  seems  proper  to  admit 
the  principles  of  economy  to  greater  influence  than  might,  under 
circumstances  of  a  dififerent  kind,  have  consisted  with  the  dictates  of 
prudence  and  the  sense  of  duty." 

The  City  Plan  of  the  Commission  of  1807  is  open  to  criticism  in 
several  respects.  Its  fundamental  defect,  however,  is  that,  in  order 
to  give  a  low  gradient  to  the  streets,  it  provided  for  the  filling  in  of 
primitive  watercourses.  The  springs  and  streams  of  the  island  pro- 
duced a  volume  of  fresh  water  sufficient  to  supply  the  city  until  close 
upon  the  middle  of  the  present  century.  Their  filing  in  was  ordered 
under  the  impression  that,  when  obliterated  from  the  surface,  they 
would  disappear  from  the  soil.  But  many  of  the  springs  issued 
from  the  living  rock,  and  continued  to  flow,  with  the  result  that  they 
have  permanently  saturated  the  dirt  thrown  into  them  and  the  beds 
of  the  streams  which  they  originally  fed.  The  unsanitary  condition 
of  houses  built  upon  such  soil  is  obvious. 

During  the  war  of  1812,  for  two  years,  the  commerce  of  New 
York  was  almost  completely  suspended.  In  1814  the  revenue  of  the 
United  States  government  from  the  tariff  was  some  $4,400,000.  In 
181 5,  peace  having  been  concluded,  $16,000,000  were  collected  at 
the  port  of  New  York  alone,  as  manufactured  goods  which  had  ac- 
cumulated abroad  were  poured  into  the  country.  These  vast  im- 
portations glutted  the  market,  and  many  years  were  required  to 
restore  trade  to  a  normal  condition.  But  despite  the  war  and  subse- 
quent vicissitudes  of  trade,  by  the  year  1825  the  population  of  the 
city  had  reached  166,000  ;  its  northern  limit  of  building  improvement 
was  close  to  Greenwich  A'illage,  Greenwich  Village  itself  was  a  popu- 
lous suburban  ward,  and  a  considerable  settlement  was  springing  up 
west  of  the  Bowery.  It  is  also  worthy  of  note  that  in  the  vear  1825 
gas  was  introduced  in  the  city,  pipes  being  laid  in  Broadway  from 
Canal  street  to  the  Battery,  by  the  New  York  Gas  Light  Company. 
Gas  rapidly  displaced  oil  lamps  in  the  principal  downtown  streets, 
and  in  1830  the  Manhattan  Gas  Light  Company  was  formed  to  sup- 
ply the  new  illuminant  in  the  upper  part  of  the  island. 


36  A  HISTORY  OF  REAL  ESTATE, 

The  larger  commercial  life  which  New  York  entered  upon  after 
the  second  war  with  Great  Britain  was  soon  found  to  warrant  the 
establishment  of  regular  transatlantic  lines  of  sailing  vessels  with 
fixed  dates  of  departure.  The  famous  Black  Ball  line  of  monthly — 
afterwards  semi-monthly — packets  to  Liverpool  was  started  in  1817. 
Two  new  monthly  lines,  the  Red  Star  and  the  Swallow-Tail,  were 
presently  organized,  with  the  result  that  communication  was  main- 
tained between  New  York  and  Liverpool  by  a  fleet  of  sixteen  ves- 
sels, making  weekly  departures  from  each  end  of  the  route.  Regu- 
lar lines  were  also  established  to  London,  Havre,  Greenock,  and 
other  European  ports,  while  weekly  lines  plied  between  New  York 
and  Savannah,  Charleston,  Mobile,  and  New  Orleans. 

This  excellent  system  of  coastwise  and  transatlantic  service  was 
developed  before  the  inland  waterways  tri])utary  to  New  York  had 
received  any  artificial  improvement,  and  indicates  the  existence  of 
perhaps  as  large  a  carrying  trade  as  the  city  was  then  able  to  control 
by  reason  of  natural  advantages  of  geographical  position.  The  time 
had,  therefore,  come  when  artificial  exploitation  of  those  advantages 
was  inevitable.  The  project  of  a  canal  from  the  Hudson  River  to 
Lake  Erie  was  brought  before  the  Assembly  by  Joshua  Forman  in 
1808,  when  an  appropriation  was  granted  for  a  preliminary  survey. 
Two  years  later  the  movement  received  the  powerful  support  of  Sen- 
ator, afterwards  Governor,  DeWitt  Clinton,  who  thenceforward 
made  the  o])cning  of  the  Erie  Canal  the  chief  concern  of  his  political 
ambition.  The  war  with  England  and  the  resulting  disorder  in  the 
finances  of  the  State  caused  a  temporary  abandonment  of  the  pro- 
ject. But  April  17,  1817,  an  act  was  passed  providing  funds  for  the 
construction  of  a  canal  365  miles  in  length,  with  a  surface  width  of 
40  feet,  a  bottom  width  of  18  feet,  and  a  water  channel  4  feet  in 
depth.  Ground  was  broken  July  4,  at  Rome,  on  the  middle  section, 
and  the  canal  was  formally  opened  October  26,  1825.  Tlie  Erie 
Canal  established  the  undisputed  supremacy  of  New  York  City  as 
a  distributing  agent  for  the  commerce  of  the  interior  of  the  continent, 
so  that  when  the  construction  of  railways  began  their  chief  objective 
sea-board  town  was  already  determined  by  economic  facts  over 
which  thev  had  comparatively  little  control. 


38 


A  HISTORY  OF  REAL  ESTATE, 


IV.— FROM  THE  OPENING  OF  THE  ERIE  CANAL  TO 
THE  CLOSE  OF  THE  CIVIL  WAR. 


During  the  forty  years  from  the  opening  of  the  Erie  Canal  to  the 
close  of  the  Civil  War,  New  York  City  pushed  her  northern  limit  of 
building  improvements  from,  say,  Astor  place  to  42d  street,  and  grew 
in  population  from  166,000  to  726,000.  In  other  words,  her  progress 
was  greater  than  it  had  been  during  the  preceding  two  hundred 
years.  This  extraordinary  achievement  was  the  result,  partly,  of  the 
opening  of  the  Erie  Canal,  partly,  of  the  general  introduction  of 
steamships,  railways,  and  the  telegraph. 

The  first  successful  steamboat,  commercially  as  well  as  mechan- 
ically, was  launched  at  New  York  in  August,  1897.  The  "Clermont," 
constructed  by  Robert  Fulton,  ran  as  a  regular  packet  between  New 
York  and  Albany,  making  the  round  trip  in  seventy-two  hours,  while 
sailing  vessels  occupied  from  four  to  seven  days  each  way.  A  sec- 
ond steamboat  for  service  on  the  Hudson  River  was  built  in  the  fol- 
lowing year,  and  a  third  in  181 1.  In  1812,  two  steam  ferry-boats, 
also  designed  by  Fulton,  began  to  ply  on  the  North  River,  other= 
being  presently  constructed  for  the  East  River.  The  War  of  1812 
prevented  these  experiments  from  being  followed  up  with  vigor, 
and  Fulton  himself  died  in  181 5.  It  was  not  until  1831  that  a  vessel, 
built  at  Quebec  and  named  the  "Royal  William"  steamed  all  the 
way  across  the  Atlantic.  But  from  this  time  on  the  development  of 
the  local  coastwise  and  Atlantic  steamship  service  was  rapid,  and 
in  1848  the  famous  Collins  line  of  steamers  was  established  between 
New  York  and  Liverpool. 

The  experiments  conducted  in  England  with  the  steam  locomotive 
— invented  by  George  Stevenson  in  1814 — induced  the  New  York 
Legislature,  in  1825,  to  provide  for  the  survey  of  a  public  railway 
through  the  southern  tier  of  counties  from  the  Hudson  River  to 
Lake  Erie,  which  was  to  compensate  those  counties  for  the  opening 
of  the  Erie  Canal  through  the  northern  part  of  the  State.    The  re- 


BUILDING  AND  ARCHITECTURE  IN  NEIU  YORK. 


port  of  the  survey  proved  unfavorable,  and  the  project  was  aban- 
doned. Short  local  roads,  however,  were  promptly  constructed  by 
private  companies.  The  Alohawk  and  Hudson,  chartered  in  1826, 
was  opened  between  Albany  and  Schenectady  in  1831,  being-  the  first 
railway  in  the  State.  The  Hudson  River  Railroad  Company,  char- 
tered as  early  as  1846  to  construct  and  operate  a  railway  between 
New  York  and  Albany,  opened  its  line  to  East  Alban}-  in  1851.  In 
this  year,  also,  the  first  of  tlie  many  trunk  lines  which  serve  as  feeders 
to  the  commerce  of  \ew  \i>vk  reached  the  city.  The  New  York 
and  Erie  Railroad  C'()ni])an\  was  organized  in  1832  to  carry  out  the 
project,  abandoned  b\-  the  State,  of  building  a  railway  through  the 
lower  tier  of  counties.  With  the  assistance  of  liberal  loans  and  grants 
from  the  Legislature,  the  line  was  completed  nineteen  years  later 
from  Dunkirk,  on  Lake  Erie,  to  Piermont,  on  the  Hudson  River. 
New  York,  however,  was  the  natural  terminal  of  the  road,  and  ar- 
rangements were  promptly  made  to  run  its  trains  over  the  tracks  of 
the  Union,  Ramapo  and  Paterson,and  the  Jersey  City  Railroads  from 
Sufifern  to  Jersey  City.  None  of  the  other  great  trunk  lines  enter- 
ing the  city  was  originally  projected  as  such,  all  having  been  formed 
by  consolidation  of  connecting  lines  constructed  under  separate 
charters.  Thus,  the  second  trunk  line  to  be  established  between 
New  York  and  the  West — the  New  York  Central  and  Hudson  River 
Railroad — was  organized  as  recently  as  1869  by  the  consolidation 
of  the  New  York  Central  and  the  Hudson  River  Railroad  Com- 
panies. 

The  experimental  telegraph  line,  constructed  l)y  Morse,  between 
Washington  and  Baltimore,  with  assistance  from  Congress,  was 
opened  in  1844,  and  two  years  later  a  line  was  completed  from  New 
York  to  W^ashington  via  Philadelphia. 

The  introduction  of  improved  means  of  transportation  and  com- 
munication inaugurated  a  new  era  in  the  material  development  of 
the  country,  as  a  whole,  and  of  New  York  City,  in  particular.  Be- 
fore the  advent  of  the  railway,  population  was  confined  to  compara- 
tively narrow  strips  of  land  on  the  seaboard  and  along  the  banks  of 
navigable  streams.  Land  transportation,  being  by  means  of  oxen 
and  horses,  over  indifferent  roads,  the  margin  of  profitably  tillable 


40 


A  HISTORY  OF  REAL  ESTATE, 


soil  was  reached  a  short  cHstaiicc  from  the  water's  edge.  The  con- 
struction of  raihvays  opened  the  interior  to  cuhivation,  and  started 
an  inmiigration  movement  which  in  a  few  years  covered  the  broad 
prairies  of  the  A]id(Ue  West  with  prosperous  agricuUural  communi- 
ties. From  1820  to  1829  immigration  to  the  United  States  amounted 
only  to  90,077  persons.  Between  1830  and  1839  it  rose  to  343,517. 
From  1840  to  1849  it  was  1,161,564,  while  between  1850  and  1859 
Ireland  alone  sent  1,073,065  persons  to  the  United  States,  and  Ger- 
many 935,171.  After  1847  emigration  from  the  north  of  Europe  re- 
ceived a  fresh  impetus  from  the  i)Otato  famine  of  that  year  in  Ireland, 
from  the  revolutionary  movements  on  the  Continent,  which  began 
in  1848,  and  from  the  discovery  of  gold  in  California,  in  the  same 
year. 

A  larger  proportion  of  immigrants,  both  absolutely  and  relatively 
to  the  population,  settled  in  New  York  than  in  any  other  American 
city.  At  the  same  time,  probably  more  than  half  of  the  native  citizens 
of  pre-Revolutionary  ancestry  driftefl  westward.  The  result  was  a 
complete  change  in  the  ethnic  character  of  the  ])0])ulation.  By  the 
outbreak  of  the  Civil  War  the  inhabitants  of  foreign  stock  far  out- 
numbered the  natives,  who  stood  third  in  numerical  order,  the  Irish 
being  first  and  the  Germans  second.  In  politics,  the  presence  of  a 
growing  body  of  naturalized  citizens,  who  belonged  mainly  to  the 
proletariat  and  the  middle  class,  hastened  the  abolition  of  the  few 
restrictions  that  remained  on  the  full  recognition  of  the  democratic 
principle  of  equality.  The  mayoralty  was  made  elective  in  1834, 
whereupon  the  Democrat,  Cornelius  W.  Lawrence,  defeaterl  his 
W^hig  rival  for  that  office  with  the  assistance  of  the  Irish  vote,  and 
in  1842  all  property  qualification  was  removed  in  respect  of  city 
voters. 

The  growth  of  the  city  in  extent  and  population  encouraged  the 
undertaking  of  important  ])ublic  and  semi-public  improvements. 
Stages  for  local  transit  were  introduced  in  1830,  the  first  line  running 
between  the  Bowling  Green  and  Bleecker  street.  Two  years  lauer 
the  New  York  and  Harlem  Railroad  Company  opened  a  horse  rail- 
wav — ^the  first  of  its  kind  in  the  world — in  Fourth  avenue  and  the 
Bowery,  between  Prince  and  14th  streets.   The  tracks  were  flat  iron 


BUILDIXG  AXD  ARCHITECTURE  IX  XEJl'  YORK.  41 

bars,  spiked  to  timbers.  The  cars,  designed  by  John  Stephenson, 
resembled  stage  coaches,  the  driver  sitting  overhead,  and  moving  the 
brake  with  his  feet.  Each  car  was  divided  into  three  compartments, 
with  side  doors,  and  was  l)alanced  on  leather  springs.  The  horse 
railway,  however,  as  thus  constructed,  did  not  prove  coinmercially 
successful,  and  the  niotixc  power  was  slKirtly  changed  to  steam, 
whereupon  the  line  was  extended,  first  to  Harlem  (1837)  later  to 
Chatham  I-^iur  Ciirners.  The  true  era  of  horse  railwavs  did  not  be- 
gin until  the  lefties.  The  Sixth  avenue  and  Eighth  avenue  com- 
panies were  chartered  in  1851,  and  the  Second  avenue,  the  Third 
avenue,  and  the  X'inth  avenue  companies  in  1852,  when  the  era  mav 
be  said  i<i  liaxe  lieeii  fairly  introduced. 

The  insufficiency  and  impurity  of  the  city's  water  supplv  having 
begun  to  excite  jiopular  a])prehensi()n.  owing  to  the  frequent  recur- 
rence of  epidemics  and  devastating  fires,  it  was  determined  at  the 
spring  election  of  1S35  to  >ccure  a  new  supply  l)y  the  C(instruction 
of  an  ai|ue(luct  from  the  l'rot.)n  Kiver.  fort\-  mile.-,  away.  Some 
months  kiter  the  necessity  of  completing  this  undertaking  without 
delay  was  emphasized  l)y  a  terrible  fire  which  hroke  out  on  the  night 
of  December  16.  The  fire  raged  nearly  three  d;i\ s,  de-n-oving  01)3 
houses  and  stores,  with  property  valued  at  S\H.noo.ono.  and  covered 
an  irregular  triangular  area  of  13  acres,  its  course  being  along  Wall 
street,  the  East  River,  and  William  street.  I'nti!  tlie  comi)letion  of 
tlie  Croton  A(|ueiluct,  the  waieT  suppl\  of  tlie  cit_\'  wa^  drawn  from 
the  island  itself,  the  chief  sources  h^ing  the  Tea-Water  I'ump,  the 
town  pumps,  which  could  be  found  in  nearly  everv  block,  the  well 
of  the  ^Manhattan  Company,  and  Knai)i)'s  Spring.  The  water  from 
Knapp's  Spring-  was  carted  about  in  the  u])per  part  of  the  city,  and 
sold  at  a  pennv  a  gallon.  The  Manhattan  Company,  organized  un- 
der the  famous  charter  obtained  by  Burr,  in  1799,  which  enabled  it 
to  conduct  a  banking  business  contrary  to  the  intention  of  the  Leg- 
islature, furnished  the  city's  chief  water  supply  for  domestic  use, 
pumping  its  waters  from  a  well  at  Cross  and  Duane  streets,  into  hol- 
low logs  distribtited  underground  through  the  k^wer  portions  of  the 
citv.  Water  for  use  at  fires  was  obtained  from  a  well  and  reservoir 
at  13th  street  and  the  Bowery,  through  iron  pipes  connecting  with 
hydrants  at  convenient  street  corners. 


42  A  HISTORY  OF  REAL  ESTATE, 

The  project  of  securing  a  new  supply  from  the  Croton  valley  in- 
volved engineering  problems  of  great  difficulty.  A  storage  lake  had 
to  be  created  by  the  construction  of  a  dam  across  the  river,  and  the 
aqueduct — an  ellipse  of  stone,  brick  and  cement,  measuring  8i  feet 
perpendicularly  by  feet  horizontally^ — had  to  be  carried  over  the 
valley  of  Sing  Sing  and  across  the  Harlem  River.  But  by  the  sum- 
mer of  1842  the  work  was  completed,  with  the  exception  of  the 
aqueduct  bridge  across  the  Harlem.  At  this  point  resort  was  had 
to  a  temporary  system  of  inverted  siphons,  or  iron  pipes,  which  made 
the  new  supply  immediately  available.  On  June  27  the  water  was 
admitted  into  the  receiving  reservoir  at  Yorkville,  and  on  July  4  it 
was  introduced  into  the  distributing  reservoir  at  Fifth  avenue  and 
42d  street. 

Previous  to  the  opening  of  Central  Park,  the  city's  breathing 
places  were  confined  to  a  few  small  squares,  mostly  damp  and  un- 
wholesome reservations  on  the  site  of  old  water  courses.  The  pro- 
priety of  providing  a  park,  in  the  proper  sense  of  the  term,  was  first 
officially  suggested  by  Mayor  Ambrose  C.  Kingsland  in  a  message 
to  the  Common  Council  of  April  5,  185 1.  Action  was  promptly 
taken  on  the  suggestion,  and,  under  authority  received  from  the 
Legislature,  $5,028,844  was  appropriated  for  the  acquisition  of  the 
land  bounded  by  Fifth  and  Eighth  avenues,  59th  and  io6th  streets, 
possession  being  obtained  in  1856.  The  following  graphic  descrip- 
tion of  the  site  is  given  by  Gen.  Egbert  L.  Viele,  the  topographical 
engineer  of  Central  Park,  in  the  "Memorial  History  of  New  York." 
"It  was  for  the  most  part  a  succession  of  stone  quarries,  interspersed 
with  pestiferous  swamps.  The  entire  ground  was  the  refuge  of  about 
five  thousand  squatters,  dwelling  in  rude  huts  of  their  own  construc- 
tion, and  living  off  the  refuse  of  the  city,  which  they  daily  conveyed 
in  small  carts,  chiefly  drawn  bv  dogs,  from  the  lower  part  of  the  city, 
through  Fifth  avenue  (then  a  dirt  road,  running  over  hills  and  hol- 
lows). This  refuse  they  divided  among  themselves  and  a  hundred 
thousand  domestic  animals  and  fowls,  reserving  the  bones  for  the 
bone-boiling  establishments  situated  w^ithin  the  area.  Horses,  cows, 
swine,  goats,  cats,  geese,  and  chickens  swarmed  everywhere,  destroy- 
ing what  little  verdure  they  found.    Even  the  roots  in  the  ground 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


43 


were  exterminated  until  the  rocks  were  laid  bare,  giving  an  air  of 
utter  desolation  to  the  scene,  made  more  repulsive  from  the  odors  of 
the  decaying  organic  matter  which  accumulated  in  the  beds  of  the 
old  water  courses  that  ramified  the  surface  in  all  directions,  broad- 
ening out  into  reeking  swamps  wherever  their  channels  were  inter- 
cepted." The  work  of  improving  the  site  was  begun  in  1857,  and  in 
the  following  year  a  portion  of  the  park  was  opened  to  the  public. 

In  1859  the  northern  boundary  of  the  park  was  extended  from 
io6th  to  iioth  street.  The  land  contained  in  the  second  tract  was 
practically  the  same  in  character  as  that  of  the  first.  Some  idea  of 
the  effect  which  the  opening  of  the  park  had  on  surrounding  real 
estate  may,  therefore,  be  obtained  by  comparing  the  prices  paid  for 
the  two  sections.  The  first  cost  about  $7,800  an  acre,  while  the  sec- 
ond tract  cost  $20,000  an  acre.  Within  five  years  the  taxable  value 
of  the  three  wards  bounding  the  park  rose  from  $26,429,565  to  $47,- 
107,393.  and  in  ten  years  it  was  $80,070,415. 

From  the  opening  of  the  Erie  Canal  to  the  outbreak  of  the  Civil 
War,  despite  financial  crises  (1837,  1857)  visitations  of  the  Asiatic 
cholera  (1832)  and  the  yellow  fever  (1853),  disastrous  fires  (1835, 
1845),  and  formidable  riots  (1834,  1835,  1837,  1849),  New  York  en- 
joyed a  period  of  unexampled  prosperity  and  growth.  But  with  the 
commencement  of  hostilities  building  improvements  practically 
ceased.  Of  high-class  dwellings,  which  had  been  increasing  at  the 
rate  of  500  to  800  a  year,  not  one-tenth  as  many  was  constructed  as 
in  the  corresponding  period  inunediately  preceding,  owing  to  the  ab- 
normal rise  in  the  price  of  labor,  caused  by  the  exodus  of  the  labor- 
mg  class  to  the  seat  of  war  and  the  derangement  of  the  currency. 
Population  actually  fell  of?  96,482,  and  the  demand  for  vacant  lots 
practically  ceased. 


44 


A  HISTORY  OF  REAL  ESTATE, 


BUILDIXG  AND  ARCHITECTURE  IN  NEW  YORK. 


45 


v.— FROM  THE  CLOSE  OF  THE  CIVIL  WAR  TO 
CON  SOLID  A  TION. 


At  the  close  of  the  Civil  War  the  city's  northern  limit  of  building 
improvements  was  in  the  neighborhood  of  42d  street.  Beyond  that, 
streets  were  for  the  most  part  ungraded  and  unpaved.  In  this  dreary 
region  of  rocky  eminences  and  marshy  depressions,  stray  houses 
interspersed  among  a  legion  of  squatters' shanties,  straggled,  partic- 
ularly on  the  East  Side,  as  far  north  as  86th  street.  Below  86th 
street  the  city  contained,  in  1865,  25,261  vacant  lots.  It  was  a  city 
with  a  low  sky-line.  Square  miles  of  territory  were  covered  with 
houses  of  three  and  four  stories.  The  Astor  House  and  the  Fifth 
Avenue  Hotel  were  considered  gigantic  structures,  and  mercantile 
buildings  were  rarely  over  five  stories  in  height. 

The  introduction  of  steamships,  railways,  the  telegraph,  and  the 
horse-car,  during  the  preceding  period,  was  producing  a  revulu- 
tionary  effect  on  the  commercial  and  industrial  life  of  the  conmiu- 
nity,  an  effect  which  was  presently  heightened  by  the  submarine 
cable,  permanently  ojjened  in  1866,  and  the  telephone,  established 
in  1879.  But  no  corresjjonding  revolution  had  been  effected  in  the 
productive  power  of  real  estate,  and  the  price  of  land,  as  compared 
with  the  present  day,  was  low.  The  earning  capacity  of  real  estate 
to-day  is  determined  largely  by  the  passenger  elevator,  rapid  tran- 
sit, and  steel  construction,  and  none  of  these  agents  existed  as  po- 
tent factors  in  1865.  The  first  apartment  house,  properly  so-called, 
with  its  large  tenantry  and  corresponding  income,  dates  from  1869, 
and  it  was  not  until  the  evolution  of  a  successful  type  of  elevator, 
some  years  later,  that  mercantile  buildings  of  more  than  five,  or,  a: 
the  utmost,  six  stories  became  economically  practicable.  Nothing 
more  forcibly  illustrates  the  revolution  which  has  been  effected  m 
land  values  since  1865  than  the  circumstance  that,  over  square 
miles  of  the  city's  territory,  the  major  part  of  the  buildings  of  that 
day  have  been  replaced  by  loftier  structures.    In  fact,  comparatively 


46 


A  HISTORY  OF  REAL  ESTATE, 


little  of  the  city,  as  it  then  was,  remains,  except  in  the  form  of  ob- 
solete survival.* 

New  York  in  1865. 

The  extraordinary  physical  change  which  New  York  has  under- 
gone in  consequence  of  improvements  in  the  builders'  trade  and 
transportation  facilities  makes  it  desirable  to  take  a  closer  survey  of 
the  lower  part  of  the  island  as  it  appeared  at  the  opening  of  the 
period  under  review.  The  Battery  sea-wall,  extending  from  the 
foot  of  West  street  and  Battery  place  to  Whitehall  street,  was  not 
yet  completed.  On  the  other  hand,  the  mansions  of  the  wealthy 
Knickerbocker  families  which,  before  the  war,  made  their  homes 
in  the  vicinity  of  Bowling  Green  and  Battery  Park  were  for  the 
most  part  converted  to  mercantile  uses. 

Few  people  descending  from  the  elevated  railway  at  the  Battery 
to-day  will  recognize  that  historic  place  in  Felix  Oldboy's  descrip- 
tion, published  some  ten  years  ago.  "Sitting  here,"  says  that  de- 
lightfully reminiscent  gentleman,  "with  every  little  wave  of  the  har- 
bor dancing  in  the  sunlight  just  as  it  did  forty  years  ago,  when  I 
played  under  the  elms,  with  no  signs  warning  one  to  keep  ofif  the 
grass,  I  recall  the  Battery  as  I  first  knew  it.  The  park  was  not  then 
one-half  its  present  size.  There  was  no  sea-wall.  The  tide  rippled 
unchecked  among  the  sands  that  made  the  beach.   The  walks  were 

*This  radical  change  in  land  values  has  rendered  a  study  of  the  prices 
which  obtained  prior  to  the  close  of  the  Civil  War  of  academic  rather  than 
practical  interest.  In  the  preceding  chapters,  therefore,  statistics  relating 
to  prices  have  not  been  introduced,  except  incidentally,  and  by  way  of  illus- 
tration. To  be  properly  treated,  the  subject  of  the  progressive  movement 
of  land  values  before  the  period  which  we  take  up  in  the  present  chapter 
would  require  an  enormous  amount  of  research  among  public  records  prac- 
tically inaccessible  in  the  absence  of  an  adequate  system  of  indexing.  It 
is  not  until  we  reach  the  files  of  the  "Record  and  Guide,"  in  I8G8,  that 
statistical  information  becomes  available  in  convenient  form.  As  we  go 
back  in  time  an  additional  difHculty  is  encountered  in  the  fluctuations  of 
the  purchasing  power  of  the  monetary  metals.  However,  the  movement 
of  land  values  is  only  a  lesser  part  of  the  history  of  real  estate.  The  prin- 
cipal part  is  the  progress  and  character  of  improvements.  The  account 
contained  in  the  foregoing  chapters  has  been  based  on  standard  historical 
works,  special  acknowledgement  being  due  to  the  "Memorial  History  of 
the  City  of  New  York,"  edited  by  James  Grant  Wilson:  Janvier's  "In  Old 
New  York,"  and  Smith's  "New  York  City  in  1789."  Use  has  also  been  made 
of  less  accessible  authorities,  as  Valentine's  "Manuals,"  "History  of  the 
City  of  New  York,"  and  "Ferry  Leases  and  Railroad  Grants,"  Post's  "Old 
Streets  of  New  York,"  and  old  directories  and  guide  books.  For  the  period 
beginning  with  the  close  of  the  Civil  War  reliance  is  had  almost  exclu- 
sively on  the  files  of  the  "Record  and  Guide." 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  47 

unkempt,  and  the  benches  were  only  rough  wooden  affairs.  But 
the  breeze,  the  fresh  sea  air,  the  whispering  leaves,  the  orioles  and 
bluebirds,  and  the  shade  were  there,  and  to  the  boys  of  the  period 
its  attractions  were  Elysian.  Castle  Garden,  then  a  frowning  for- 
tress still  thought  capable  of  service,  was  reached  by  a  wooden 
bridge,  and  the  salt  water  lapped  its  foundations  on  all  sides." 

This  description  recalls  the  fact  that  most  of  the  land  included  in 
the  Battery  park,  which  now  comprises  twenty-one  acres,  has  been 
reclaimed  from  the  sea,  chiefly  since  the  war.  According  to  a  re- 
port of  Governor  Dongan,  dated  in  1687,  "the  ground  that  the  Fort 
stands  upon  and  that  belongs  to  it  contains  in  quantity  about  two 
acres  or  thereabouts."  At  that  time  the  high-water  mark  extended 
in  a  slightly  westward  curve  from  the  foot  of  the  present  Greenwich 
street  to  the  present  Whitehall  and  Water  streets.  All  the  land  be- 
yond this  line  has  been  obtained  by  filling  in  over  the  rocks  that 
lined  the  primitive  shore. 

Castle  Garden,  originally  known  as  Castle  Clinton,  was  built  by 
the  Federal  Government  in  1807,  its  site  being  then  300  yards  from 
the  main  land.  In  1822,  on  the  removal  of  the  Federal  military 
headquarters  to  Governor's  Island,  the  structure  was  ceded  to  the 
city,  which,  two  years  later,  leased  it  to  private  individuals  as  a 
theatre  and  place  of  amusement.  It  was  here  that  the  populace 
gathered  to  do  honor  to  Lafayette,  in  1824,  and  to  Jenny  Lind,  in 
1850.  Together  with  the  Bowery  Theatre,  this  historic  building  is 
the  only  remaining  landmark  of  the  drama  of  the  first  half  of  the 
century.  In  1855  Castle  Garden  was  turned  over  to  the  State  for 
use  as  an  emigrant  station,  and  as  such  it  was  known  in  1865  to 
millions  at  home  and  abroad  who  had  never  heard  of  its  other 
phases  of  existence.  When  the  Federal  Government  assumed 
charge  of  the  reception  of  immigrants  in  1890,  the  building  came 
again  -'nto  the  possession  of  the  city,  by  which  it  has  been  started 
on  a  new  career  as  an  Aquarium. 

Broadway  in  1865  was  hardly  less  impassable  than  to-day,  owing 
to  the  cumbersome  omnibuses  which  ran  to  and  from  the  ferries 
and  formed  part  of  the  city's  main  transit  system.  According  to  a 
guide  book  copyrighted  in  1867,  the  routes  followed  by  the  several 


48 


A  HISTORY  OF  REAL  ESTATE, 


omnil)us  lines  were  as  follows:  From  South  Ferry,  through  Broad- 
way, to  42d  street;  from  South  P>rry,  through  Broadway  and  Fourth 
avenue,  to  32d  street ;  from  South  Ferry,  through  Broadway,  8th 
street.  Avenue  A,  loth  street  and  Avenue  D,  to  loth  street  Ferry; 
from  South  Ferry,  through  Broadway,  West  23d  street.  Ninth  ave- 
nue, and  30th  street,  to  Hudson  River  Railroad  Station  ;  from  Wall 
Street  Ferry,  through  Broadway,  23d  street,  Madison  avenue  and 


Stock  Exchange.  Broad  street  front.  IW.iS.    Since  Remodeled. 

40th  street,  to  Reservoir  square ;  from  Fulton  Ferry,  through 
Broadway,  nth  street,  University  place,  13th  street,  and  Fifth  ave- 
nue, to  42d  street ;  from  Cortlandt  Street  Ferry,  through  Broadway, 
Bleecker  street,  and  2d  and  East  Houston  streets,  to  Houston 
Street  Ferry.  The  street-car  lines,  running  north  and  south,  were 
the  2d,  3d,  4th,  6th,  7th,  8th,  9th  and  loth  avenue,  the  East  Side, 
and  the  Bleecker  street  and  Fulton  Ferry  systems,  including  the 
Yellow  Line,  besides  which  there  were  half  a  dozen  crosstown 
routes.   No  street-car  line  had  in  1865  invaded  Broadway. 


BriLDIXG  AXD  ARCHITRCTI-RE  IX  XHir  YORK.  4.; 

In  Broadway,  between  the  Howling;-  (ircLH  and  Wall  street,  wee 
the  offices  of  importers  of  niercliandise  dtlicr  than  (lr\  ^oikI^,  ^lii])- 
pm<^  ajjents,  transportation  conijjanics.  financial  institntii )n.-.  and 
lawyers,  the  bnildintjs  Ijeing  mostl}"  tive-stnry  strnctures  withont 
distinctive  claims  to  architectnre.  In  Heaver  street,  i^ronped  around 
the  old  Produce  Exchantj;e  1  Unldin,^-  (the  new  Iniildin;;^-  \\a^  ])e^un 
in  1881  and  com])leted  in  1S84)  were  the  tlom',  Ljrain  and  ])rii\i-i(in 
trades.    The  forei.sjn  fruit  and  wine  trade  \\a>  in  lower  ilroad  -n  ea. 


Old  fcst-Oflice  Buil.ling.  .Xa^sau  .Stitei,    Betwon  t\.\iiy  and  Liberty. 
Site  of  present  Mutual  I>ife  Building. 

Ihe  .Stock  Exchans;e  moved  into  its  ])resent  <|uarters  in  liroad 
street,  between  h^.xchani^e  ])lace  and  Wall  street,  in  [8f)3.  and  this 
point,  tlien  as  now,  was  the  centre  of  the  office  buihliu^;  district,  in 
which  stock  brokers,  lawyers,  and  the  larger  huancial  iii-tiiutions 
were  located. 

In  Nassau  street,  between  Libert v  and  t/cdar,  was  the  Post 
Office,  (juartered  in  the  old  Middle  Dtitch  Church  buildin;'-.  into 
which  it  moved  some  years  before  from  a  hired  basement  in  Wall 
street.  The  Dutch  society  j)urchased  the  site  in  1728  for  ^575;  in 
i86t  the  site,  including-  the  building,  w'as  sold  to  the  L'niteil  .States 
Ciovernment  for  $200,000. 

r)ff  City  Hall  Park,  toward  the  East  River,  was  the  district  of  the 


50  A  fllSTORV  OF  REAL  ESTATli. 

Indian,  South  American  and  C'hinrsc  ini])()i-t  trades  in  to- 
l)acci>-,,  c(  )ffi.'(.'s,  teas,  siij^ars,  syru])s.  li(|U()rs,  d\ c-w  oods,  ;jid  raw 
lii(!e>;  fartlur  to  the  eastward,  between  W  ilhani  street  and  the  luist 
l\i\er  were  concentrated,  in  their  resi)ective  localities,  the  drug 
trade,  the  i)aint.  oil  and  color  trade,  the  >chool-l)ook  puhlishing 
trade,  the  iron.  tin-|)late.  stoxe  and  hollow-ware  trade.  shi])-chan- 
dler\ ,  the  cotton  and  wool  commission  tradi's.  the  lead-])i])e  and 
])lunil)inL;-  trades,  and  the  leather  trade.  The  chief  attraction  in  the 
lower  end  of  the  city,  however,  was  Trinitx  I'hurch  in  liroadwax'  at 
the  head  of  Wall  street — the  third  of  the  line  on  the  jjresent  site. 
The  hrst.  a  wdodeu  edifice,  built  in  1697,  was  destroxed  in  the  great 
fire  of  177').  'i  he  second  w  as  built  in  1788.  and  the  present  edifice, 
from  jilans  b\  ixichard  M .  I'ljiohn,  was  finished  in  1846. 

(  )n  the  corner  of  llroadway  and  ^laiden  lane  was  the  lloward 
Ibiti^e,  one  of  the  citx's  famotis  hostelries.  Xearby.  in  .Maiden 
lane,  wa>  the  ])rinci])al  seat  of  the  jewelry  trade.  IJarnum's 
.Museum,  at  I'.roadwax  and  .\nn  street,  was  burned  in  July.  1865. 
and  the  site  was  i)resentl\-  occujiied  b\-  tlie  five-story  Herald  I'.uild- 
ing,  which  in  turn  has  gi\  en  wa\-  to  the  ."^t.  I'aul  lluilding.  of  tweiity- 
Hx  stories.  St.  Paubs  Cha])el.  between  llroadway.  Church.  \'esey 
and  ITilton  streets,  was  the  oldest  cluuch  edifice  in  the  city,  having 
been  Ciini])leted  in  1766.  The  com])arati\e  unim])ortance  oi  ISroad- 
\va\  a>  a  thoroughfare  at  the  time  when  St.  Paul's  was  built,  i-^ 
a])])arent  from  the  circumstance  that  the  chapel  fronts  towards  the 
Xorth  River. 

Trinting  I  louse  sipiare  in  1865  was  (|uite  as  famous  as  to-day, 
though  not  .-<o  imposing  architecturallw  d"he  "World."  the  xomigest 
]);!l)er  among  the  great  dailies.  occu])ied  rented  (piarters  on  the  cor- 
ner (if  I'.eekman  street.  It  was  housed  in  a  small  building  belonging 
to(  )rlando  !'..  I'otter.iuie  of  the  niMst  extensive  owners  of  Xew\'ork 
business  jjrojiertv.  Xext  <loor  t.i  h  was  the  old  five-story  Times 
building;  a  lire-pro,. f  structure,  with  massive  walls  of  brick  faced 
witli  Xo\a  Scotia  -lone  on  its  three  front  ele\ations.  on  Park  row. 
Sjiruce  and  .Xassau  streets.  This  was  the  most  im])osing  and  in  all 
rcs])ea<  the  1)est  ei|ui])])ed  newsj.aiier  building  in  the  citw  Diag- 
onallv  across  the  corner  from  the  Times  lluilding  was  the  sanctum 


Bl'lLDIXG  A\'D  ARCHITECTURE  L\  NEIV  YORK. 


of  thf  ("ireat  Alx )liti( mist,  Horace  ( Ireeley.  The  Tribune  lUiilding 
\\'d->  a  low,  old-fashioned  structure,  as  were  also  the  other  buildings 
on  this  side  of  the  s(|uare.  (  )n  the  rjpposite  corner  of  Nassau  street 
stood  the  American  Tract  Society's  Building,  a  five-story  red  bricK 
structure.  The  building  occupied  b\-  the  "Sun"  was  by  long  odds  tne 
best  looking  on  that  side  of  the  scpiare.  It  was  the  original  Tarn- 
many  Hall,  and  was  called  "loftN-  and  imposing"  at  the  tune  when  ii 
was  built.  (  )n  the  next  corner  was  the  famous  old  Earle's  Hotel, 
renowned  among  newsjjaper  men  :  but  it  had  seen  its  best  da\s.  The 
vStaats  Zeitung  lluilding,  on  TrMiu  row,  was  n(.)t  yet  in  existence, 
(hi  Franklin  stpiare.  Printing  House  scjuare's  modest  rival  at  the 
intersection  of  I'earl.  I'rankfort  and  Cherry  streets,  were  located 
Harper's  great  five-storv  publishing  house  and  some  smaller  es- 
tablishments. 

When  the  century  was  still  young  Cherry,  Alonroe,  Aladison 
and  Henry  streets,  and  the  cross  streets,  F'ike,  Jefferson,  Rut- 
gers, Clinton,  Montgomery,  Couverneur,  Scanmiel  and  Jack- 
son, constituted  the  most  fashionable  resid.ence  section.  In  Catha- 
rine street  were  then  the  largest  dry-goods  and  millinery  stores  in 
town  and  naturally  it  was  the  centre  of  the  fashionable  shopping- 
trade.  Lord  t\:  Tax  lor  had  tlieir  original  establishment  in  this  street, 
r.eyon.l  ( irand  street,  along  the  ICast  River,  was  the  shi|)-\  ard  dis- 
trict, while  between  I'.ast  I'.roadway  and  llouston  street,  clear  over 
to  Chatham  street  and  the  I'.owery.  stretched  the  dwelling  district 
o^  the  ship-yard  o])erati\  es  and  other  mechanical  trade>.  .Ml  this  had 
changed  b\'  the  \  ear  i^()3.  .Mthough  soiue  of  the  old  familie-  .still 
clung  to  their  former  homesteads,  the  fashionable  centre  had  shifted 
king  before  the  war  to  Stu_\'\'esant  s(|uare  and  .Sc-cond  a\enue.  then 
to  Washington  s(|uare  and  lower  b'ifth  ax'enne.  and  in  1865  it  was 
changing  to  the  \-icinit\'  nf  r'ifth  awnue.  aliout  42d  street.  The  en- 
tire secti(Mi  east  of  (  liatham  street,  the  I'xiwi'rx,  rmd  Third  aventie, 
exce]it  the  innuediate  \icinities  of  Tom])kins  and  .Stuy\  csant  Parks, 
was  ra])idly  tilling  up  with  foreigners,  the  native  American  citizen- 
ship of  the  provident  connm  ni  chiss  ]i;i\  ing  snught  refuge  in  the 
western  side  of  the  citw  particularly  in  the  di.stricts  comprising  the 
<ild  villages  of  Greenwich  (])etween  Canal  and  T4th  street,  west  of 


HISTORY  OF  REAI,  EST  AT  I-.. 


BUILDIXG  AND  ARCHITECTURE  IX  SEW  YORK.  53 

Broadwax  to  llmistoii,  and  wci-t  of  Sixth  avenue,  above  Houston) 
and  C  lu-Kea  (i)et\\een  i4tli  and  34tli  streets  we^t  of  Seventh  avenue). 

The  County  L'onrt  House,  at  the  north  end  of  City  Hall  Park, 
facing  Chanil)er>  street,  w  a.s  m  ])rooess  of  construction,  having  been 
begun  in  1861.  A.  T.  Ste\\art',>  tive-story,  white  marble,  wholesale 
dry-goods  establishment,  on  the  corner  of  liroadwav  and  Chambers 
street,  marked  the  beginning  of  the  wholesale  dry-goods  district, 
which  extended  to  Canal  street  along  both  sides  of  Broadway,  and 
in  the  side  streets  as  far  west  a>  West  I'.roadway.  There  were  still 
many  ])rivate  re>idence>  left  ni  Church  and  Lispenard  streets,  but 
the\-  were  fast  disaj^pearing  before  the  onward  march  of  trade.  The 
Xew  ^'ork  Life  Insurance  Company  hatl  not  yet  purchased  the 
block  front  between  Leonard  street  and  Catherine  lane,  for  the 
purpose  of  erecting  the  office  building  recenth'  displaced.  W  hen 
this  and  the  Park  Hank'  and  L(|uital)le  Life  buildings  were  com- 
pleted Broadway  could  boast  the  three  most  im])osing  and  artistic 
office  buildings  in  the  countr\ .  W  est  of  I'.roadwa}-,  in  the  lower 
part  of  the  city,  was  the  niachiner\  district;  I'.arclav .  Robinson, 
i\hirray  and  Warren  streets  contained  the  china,  crockery,  and 
glassware  trade;  and  Warren  and  Chambers  streets  the  saddlery 
and  hardware  trades.  The  stationery  and  blank-book  trade  was 
more  scattered  :  so  also  the  trade  in  boots  and  shoes,  clothing,  straw 
goods,  rubber  goods  and  notions.  West  of  College  place  and  West 
Broadwa\-,  the  wholesale  grocery,  wooden  and  willow-ware,  window 
glass,  wholesale  confectionery  and  j^rovision  trades  had  their  hab- 
itati(ins.  St.  lohn's  Park  was  not  \et  obliterated  to  furnish  a  site 
for  tlu'  Hudson  River  Railroad  Company's  freight  station. 

On  the  west  side  of  Broadway,  between  Reade  and  Duane 
streets,  was  the  Xew  York  Hospital.  The  Bloomingdale  Lisane 
Asvlum,  a  branch  of  this  hospital,  was  located  on  the  Morningside 
plateau.  The  larger  retail  stores  were  located  on  liroadway,  be- 
tween Canal  street  and  .\stor  place,  but  Stewart  had  already  cov- 
ered part  of  the  block  between  Broadway  and  Fourth  avenue,  9th 
and  10th  streets,  with  his  giant  five-story  iron  front  "dry-goods 
palace."  The  Fifth  Avenue  Hotel,  in  Fifth  avenue,  between  23d 
and  24th  streets,  was  the  first  elevator  building  in  the  city.    It  was 


54  A  HISTORY  OF  REAL  ESTATE, 

o]ient'(l  in  1859,  and  was  six  stories  Iiij^ii,  tlu-  elevator  heini^-  con- 
structed on  the  principle  of  a  revolvms;  nut  or  screw.  Twentv- 
third  street  was  still  pre-eminently  a  residence  street. 

Factors  and  Periods  of  Development. 

As  already  indicated,  the  local  factors  of  first  im])ortance  in  the 
development  of  real  estate  during  the  period  under  consideration 
have  been:  i.  The  extension  and  improvement  of  ra])i(l  transit  facili- 
ties, chiefly  through  the  construction  of  elevated  railways.  2. 
The  adoption  or  evolution  of  new  types  of  buildings,  and  improve- 
ments in  building  methods,  such  as  the  introduction  of  the  apart- 
ment house,  the  develo])ment  of  the  passenger  elevator,  and  the 
adoption  of  the  method  of  skeleton  construction ;  in  a  word,  all 
agents  whatsoever  which,  working  through  the  builder's  craft,  have 
increased  the  accommodation  obtainable  from  a  given  superficial 
area.    3.  Public  improvements. 

By  the  year  1868  these  three  factors  were  all  present  in  a  more 
or  less  modified  form,  and  were  afTecting  land  values  by  reason  of 
the  expectations  created  by  their  prospective  development.  The 
rapid  transit  problem,  much  as  we  know  it  to-day,  was  receiving  at- 
tention. The  city,  it  was  felt,  had  outgrown  its  existing  limits. 
It  was  clearly  seen  that  speedier  transportation  was  a  pre-re((uisite 
to  further  expansion.  The  Arcade  Railroad,  the  New  York  (,'en- 
tral  Underground  Railroad,  the  Through-the-block  ])lan,  the  Swan 
three-tier  road,  the  Gilbert  Elevated  Railway,  the  I'.each  Pneu- 
matic Transit  road,  these  and  other  schemes  were  being  advanced 
as  solutions  of  the  problem.  The  era  of  large  office  buildings  had 
opened — not,  of  course,  with  structures  in  the  style  of  recent  sky- 
scrapers, but  of  the  first  forerunners  of  these;  edifices  such  as 
the  New  York  Life  Insurance  C'om])any's  liuilding,  on  tlie  corner 
of  Broadw^ay  and  Leonard  street,  the  Park  P>ank  Building  and 
others  of  similar  class.  A.  T.  Stewart,  to  whose  vigorous  enter- 
prise New  York  owes  its  first  mammoth  store,  had  already  erected 
the  big  emporiums  on  Broadway,  at  Chambers  and  at  loth  street. 
On  the  /th  of  ]\Iarch,  i868,  the  Central  Park  Conniiissioners  filed 


BUlLDIXr,  ASD  AKCHlTIiCTl'RIi  i\'  NEW  YORK. 


their  nia])s  of  tlie  lines  and  .grades  of  the  street  system  of  the  West 
Side,  ^ilorninyside  I 'ark  and  the  l\iverside  improvements  were 
drawn  ])lainly  enon,t;h  on  the  |)0])uhir  ma])  of  tlie  cit\-,  thoni^h  thev 
were  not  added  to  the  departmental  maps  until  a  few  \  ears  later. 
The  annexation  of  the  district  north  of  the  Harlem  was  being' 
talked  of.  The  Brooklyn  I'-rid-e  was  under  discus>ion,  thoU!?h 
the  hill  creatint;-  the  le,L;'al  foundations  of  the  structure  was  not  en- 
acted for  some  _\ears.  Plans  were  prc])arin,ii-  for  the  Post  (  >tfice  at 
City  llall  Park.  The  ])ress  was  demandino-  a  radical  improvement 
of  the  dock  system.  Several  fire-proof  buildin,L;s  had  alread\  been 
erected,  and  the  necessity  of  adopting  this  kind  of  construction 
in  the  larger  edifices  was  receiving  recognition.  The  idea  of  the 
a|)artment  house  was  fermenting  in  many  minds.  The  passenger 
elevator  had  not,  indeed,  \  et  received  its  final  develo])ment,  and  the 
skeleton  system  of  construction  was  lacking.  Xevertheless,  both 
these  improvements  lay  potentially  in  the  new  demand  for  higher 
and  fire-proof  ljuildings. 

In  the  following  pages  our  concern  is  with  the  foregoing  local, 
as  apart  from  the  general,  conditions  that  have  affected  real  estate. 
However,  it  is  necessarv  to  remember  that  the  o|)ening  of  the  h'ar 
West  and  the  multiiilication  of  railways  have  in  an  extraordinary 
degree  stimulated  the  connuercial  and  industrial  acti\-ities  of  the 
city  since  the  war.  During  that  great  struggle  one  million  and  a 
half  of  men  were  withdrawn  from  productive  occu])ations  to  ^er\  c  as 
soldiers  in  the  L'nion  and  Confederate  armies.  Their  jjlace  as  i)ro- 
(Uuers  was  su])])lied  ])artl\-  1)\-  inmiigration  from  Europe,  but 
chiefly  by  the  invention  of  labor-saving  machinery.  So  great  w  ere 
the  profits  of  agriculture  and  so  limited  the  sui)]>l\  of  labor  that 
fortunes  were  to  be  made  by  the  invention  of  im])roved  agricultural 
im|)lements,  with  the  result  that  the  mechanical  genius  of  the  ])eo- 
ple  was  stimulated  to  the  utmost.  It  is  estimated  that  the  improved 
agricultural  machinery  of  to-day  enables  one  man  to  do  the  work 
that  was  i)erforme(l  by  twenty  at  the  beginning  of  the  si.xties,  and 
the  same  holds  true  of  other  industries.  At  the  close  of  the  war 
the  productive  forces  of  the  country  had  adjusted  themselves  to  the 
abnormal    economic    distribution    of    the    population,  Wdien 


56  --i  HISTORY  OF  REAL  ESTATE, 

the  arniics  were  dishanded  tlie  Tnion  and  I'onfederate  veterans 
fomid  tlu-ir  civil  i  )ecn]iatii  )ns  for  tlie  must  ])art  j^one.  lint  in  i86<j 
tla  heart  of  tlie  continent  was  ])iereed  hy  the  I'ninn  Taeifie  Kail- 
ruad,  and  in  a  few  _\ears  a  network  of  railways  coxered  the  entire 
West.  The  snrplns  jxijjnlation  of  the  h'ast  streamed  into  the  new 
coinur_\  ,  followed  h\  liands  of  innni.L;rant>  from  ahroad.  A  remn- 
nerative  field  of  lahor  was  open  to  all  who  wonld  enter.  The  Gov- 
ernment sn])|)lied  land  at  a  nominal  charj^e.  Western  competition 
drove  tlie  Kastern  w]ieat-i;-rower  from  his  hiL;]i-])rice(l  land  to  the 
factory,  while  the  West  fnrnished.  1)\'  wa\-  of  com])ensation,  an 
enornion^ly  increased  nMrket  for  the  mantifactnrers  of  the  Rast. 

The  material  ijro.L^re'-s  of  the  I'nited  States  hetween  the  censuses 
of  1870  and  i(S(j()  is  one  of  the  marvel.s  of  history.  In  the  fornier 
_\ear  ahout  one-third  of  the  national  domain  was  unsettled.  The 
Western  frontier  ran  irre^ularl\-  ]-iarallel  with  the  Mississippi 
l\iver.  hut  nearer  to  that  -tream  than  the  Re:)cky  Mountains.  Ex- 
ce]-tinL;  certain  sections  on  tlie  I'acihc  slojjc  and  in  LTali,  Colorado 
and  Xew  Mexico,  the  ( ireat  \\T-st  was  virj^in  wilderness.  Twenty 
years  later  it  was  a  smiling:-  ai^ricultiu-al  ret^ion  co\-ered  with  thrifts 
honiesteails  and  ])ros])erous  cities.  1  he  ])o|)u]ation  of  the  I'nited 
States  had  increased  sixt\-two  ])er  cent.,  while  the  taxahle  wealth 
of  the  nation  ha<l  leaped  from  $30,068,000,000  to  $65,037,000,000, 
an  advance  of  1  i()  |)er  cent.  The  railway  mileage  of  the  country 
had  been  increased  200  per  cent,  and  half  a  dozen  new  States  had 
been  created. 

Without  attempting"  to  analyz.e  the  influence  which  each  local 
and  fjeneral  factor  has  exerted,  it  may  be  ])remised  that  their  total 
efTect  has  been  to  di\-ide  the  liistor\-  of  real  estate  since  i868  into 
three  well-defined  periods:  1.  The  s])eculative  period,  from  1868 
to  1873.  2.  The  ])eriod  of  sta.^nation,  from  1874  to  1879.  3.  The 
l^eriod  of  development,  jjarticularly  in  building'  im])rovements, 
from  187c;  to  the  present  day. 


58 


./   HISTORY  Ol-   REAL  llSTATIl. 


The  Speculative  Period. 

The  year  1868  was  the  first  year  of  the  greatest  s])eculative  erazc 
that  has  so  far  affeeted  New  \ nrk  real  estate-.  Traec-d  to  its  i)ri- 
mary  souree,  it  was  no  doiiljt  larj^ely  (iiu-  of  the  e(jiise(juences  of 
tlie  inflation  that  followed  the  close  of  the  war,  hut  confining-  our 
attention  to  local  causes  it  was  the  direct  outcome  of  lars^e  antici- 
pations, horn  of  great  contemplated  improvements  in  ra|)id  transit, 
and  vast  promised  puhlic  works. 

As  a  strict  matter  of  fact,  ])rivate  enterpiise  was  not  actually 
making  great  additions  to  the  rajjid  transit  accommodations  of  the 
city  in  1868,  though  the  street  railroad  lines  were  ra])i(lly  invading 
the  great  avenues,  nor  were  the  nuuiicipal  authorities  actively  en- 
gaged in  ]nishing  many  important  improvements,  hut  it  was  set- 
tled in  everyhod\  's  mind  that  the  city  was  on  the  eve  of  witnessing- 
the  connnencement  of  important  undertakings  from  hoth  sources. 
The  element  of  s])eculation  is  one  of  the  most  active  forces  in  pro- 
moting real  estate  operations.  It  was,  therefore,  only  necessarx 
for  events  to  he  shaping  themselves  for  new  developments  with 
some  measure  of  certainty  in  order  to  stimulate  the  real  estate 
market.  In  1868  a  new  rapid  transit  system  seemed  to  he  assured. 
The  prohlem  apparently  had  heen  narrowed  to  a  choice  hetween 
plans.  No  good  reason  existed  for  douhting  that  hefore  long  Har- 
lem on  both  si(le>  of  the  island  would  he  as  iiear  to  the  ('it_\  Hall 
as  42d  street  was  means  of  horse  cars  and  onuiihuses.  The  de- 
mand for  great  city  improvements  also  was  at  that  moment  ])ar- 
ticularly  insistent.  Tlie  \\'est  Side  Association  was  vigorously  de- 
manding the  attention  of  the  authoritites  to  the  reclamation  for 
huilding  pnri)oses  of  the  province  whose  destiny  it  was  watching 
over,  .\lreadv,  on  .\|)ril  13,  1866,  the  first  act  of  legislation  had 
heen  jiassed  for  ini])rovement  of  the  West  Side.  Riverside  Drive. 
Morningside  Tark,  the  ( Irand  llotdevard,  the  widening  of  liroad- 
way  north  of  17th  street,  the  I'.astern  I'.oulevard,  the  ojiening  of 
Madison  avenue,  were  all  either  in  contemplation  in  18^)8  or  in  ac- 
tual progress  toward  completion.  We  must  add  to  the  foregoing 
the  circumstance  that  the  war  was  over,  the  nation  was  bending 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  59 

its  energies  again  to  industrial  pursuits.  Perhaps  as  early  as  1867 
tlie  real  estate  market  felt  the  beginnings  of  the  coming  activity, 
but  it  was  in  1868  tliat  the  boom  indubitably  manifested  itself,  and 
a  year  later  it  was  at  its  height.  In  June,  iSCx),  it  subsided  sonu- 
what :  there  was  a  decided  lull  in  1870.  but  in  the  s])ring  nf  1 S7 1 
a  fresh  start  was  made,  which  carried  the  movement  ahmg  until 
the  fall  of  1873. 

The  peculiarity  of  this  great  speculative  craze  was  that  it  was 
almost  entirely  restricted  to  dealing  in  lots — vacant  ]iroperty — ly- 
ing east  and  west  and  north  of  Central  Park.  On  the  West  Side 
in  ]868  there  were  not  more  than  half  a  dozen  modern  houses. 
Standing  at  the  southwest  comer  of  the  ])ark,  stretching  away  to 
the  northwest  over  the  territory  which  is  to-da}-  the  great  residen- 
tial section  of  the  well-to-do,  there  was  nothing  to  be  seen  but  a 
wilderness  of  rocks  dotted  with  dilapidated  shanties.  The  region 
was  almost  as  wild  as  at  tlie  time  when  Washington  rallieil  his 
forces  on  the  Heights  to  the  north.  It  was  traviMsed  by  country- 
fied  roads;  indeed  it  was  country.  Here  and  tlure  were  a  few  rural 
houses  and  wayside  iims,  and  at  Carmansville  the  ]X'destrian  might 
rest  himself  in  a  slumbrous  little  village  which  betrayed  no  tokens 
of  the  revolution  at  hand.  (  )n  the  East  Side  there  was  somewhat 
more  for  the  visitor  to  see.  Here  again  we  run  across  the  influence 
of  rapid  transit.  As  early  as  the  fall  of  1858,  ten  years  before,  the 
Second  avenue  cars  were  running  to  \22i\  street.  The  Harlem 
Railroad  extended  to  Harlem.  the  inconvenience  of  two 

changes  the  traveler — it  was  travel  in  those  days — could  penetrate 
by  the  Third  avenue  line  as  far  north  as  86th  street.  And  the  cars 
brought  with  them  poindation.  Residences  and  stores  sprang  up 
along  their  routes,  and  although  in  1868  the  East  Side  still  wore 
a  suburban  aspect.  Third  avenue  was  almost  continuously  built  up 
as  far  north  as  86th  street,  and  Second  avenue  was  well  lined  with 
buildings.  Of  course  at  Yorkville  and  Harlem  there  were  older 
settlements  upon  which  the  longitudinal  growth  of  the  city  was 
encroaching. 

The  growth  of  New  York  beyond  the  limits  of  the  Colonial  city 
has  been  strictly  controlled  by  the  nature  of  the  rapid  transit  fa- 


6o 


A  HISTORY  OF  REAL  ESTATE, 


cilitifs.  The  extent  of  the  one  has  ever  marked  the  Ixjundary  of 
the  other.  J-'irst  of  ah  tliere  was  the  stage  coach  era,  wlien  after  a 
loose  manner  the  villages  of  (ireenwich  and  Chelsea  were  nnited. 
Then  came  the  omnibus  era,  when  the  Wholesale  District  was  con- 
fined helow  Chambers  street  and  the  retail  stores  lined  Broadway 
as  far  north  as  Canal  street,  and  the  ni)])er  pa.rt  of  the  residential 
city  stretched  to  14th  street  and  beyond.  The  'bus,  however, 
failed  to  extend  the  town  very  much  further  than  23d  street.  The 
horse-car  era  followed,  beginning  in  1852,  and  the  northernmost 
limit  of  the  city  was  pushed  upward  from  23d  street  to,  as  the  fur- 
thermost point,  59th  street.  Beyond  that  street  it  rendered  only  a 
suburban  service,  but  it  was  a  service  which,  as  we  have  seen,  did 
a  great  deal  to  develop  the  East  Side.  On  the  West  Side,  in  1858, 
the  Sixth  avenue  cars  ran  to  59th  street  and  the  Eighth  avenue 
cars  to  60th  street,  but  the  progress  of  extension  to  the  north  was 
nuich  slower  on  that  side  of  the  city  than  on  the  other.  The  horse- 
car,  however,  was  the  first  factor  that  greatly  contributed  to  en- 
hance the  value  of  real  estate  in  the  region  north  of  59th  street  and 
in  the  district  inuuediately  south  of  that  street. 

We  start  then  with  the  extension  of  the  horse-car  lines  north  of 
59th  street  and  the  movement  of  population  that  acco/npanied 
them  into  the  ujiper  section  of  the  city.  Following,  and  in  great 
measure  due  to  these  advances,  came  the  cry  for  extensive  public 
improvements  and  the  demand  for  s])eedy  rapid  transit  lines  to  the 
Harlem.  In  1868  both  of  these  were  apparently  on  the  point  of 
l)eing  secured.  Lender  these  circumstances  it  was  not  surprising 
that  the  s])eculative  spirit  of  the  community  pictured  the  great  unoc- 
cui:)ied  waste  of  land  east  antl  west  and  north  of  Central  Park  as 
converted  w^ithin  a  few  years  into  the  finest  residential  part  of  the 

In  1858  lots  on  nth  avenue,  at  12.jth  street,  were  worth  $1,000;  at  124th 
street,  ^800.  On  120th,  119th.  llSth  and  llTth  streets,  east  of  5th  avenu'-, 
street  lots  were  worth,  perhaps.  .S<i<lO,  and  <  cirnef  Idts  -SS.'O.  At  llOth  street. 
Bleecker  &  Sons  sold  a  corner  loi  .-it  Sl,.-,(i(i,  mid  insid.'  av.'iiii.-  l.it.s  at  .i;i.2(t(l. 
Street  lots  adjacent  brought  alMnit  SSiKi.  I \\  .t-n  llnth  and  ll.'th  streets, 
avenue  corners  were  sold  for  -l^l.lnii  t..  .si.Cnii:  ins  d.'  lots.  .si.(rj.-,  to  lyi.ll.". 
Street  lots  could  be  purchased  for  from  $;'.S.",  t"  $:'>2.'i.  This  standard  of 
prices  ruled,  but  increasing  with  every  block  snuthwaid  to  T>'.hh  street, 
around  which  point  avenue  lots  were  worth  .^."(.(Mtd  to  .$7,000.  West  Side 
property  at  this  period  received  little  attention,  and  there  was  scarcely  any 
market  for  real  estate  as  there  was  on  the  East  Side. 


Bl'lLDlXG  AXD  ARCHITECTURE  IN  NEW  YORK. 


6i 


city.  It  was  hard  to  believe  that  any  one  could  go  astray  purchas- 
ing real  estate,  and  as  early  as  the  close  of  1867  the  multitude  com- 
menced buying  lots.  Purchasers  scarcely  took  any  thought  of 
prices  and  many  never  saw  the  lots  to  which  they  took  title.  Xoth- 
ing  at  all  approaching  to  business  judgment  controlled  the  market. 
No  one  had  any  real  iflea  of  value.  Property  changed  hands 
(|uickly  and  many  of  these  turn-overs,  both  on  the  East  and  West 
Sitles,  resulted  in  such  dazzling  profits  that  it  is  little  wonder  that 
the  rational  business  instincts  of  the  conmuuiity  were  confounded. 
In  January,  1869,  Sacchi  &  Burling  i)urchase(l  from  I".  ( i.  Havens 
the  block  between  70th  and  71st  strt'ets,  lughth  and  Ninth  avenues, 
for  $400,000.  In  the  middle  of  I^'ebruary  the\'  resold  the  same  pro})- 
erty  for  $505,000.  (  )n  the  other  side  of  the  city  a  plot  of  lots  on 
84th  street,  between  .Madison  and  h^ifth  avenues,  was  sold  four 
times  in  si.xty  days,  the  first  time  at  $40,000  and  the  last  time  at 
$55,000.  It  was  in  that  year  that  the  first  portion  of  the  Dyckman 
pro])erty  on  the  upper  \\'est  I^ide,  in  the  neighborhood  of  200th 
street,  was  offered  at  auction — the  first  great  sale  of  city  property 
and  the  forerunner  of  the  breaking  up  of  the  l)ig  estates,  man\  of 
which  dated  from  Colonial  times.  It  would  be  impossible  to  calcu- 
late the  amount  of  realty  sold  during  even  the  first  stages  of  the 
bc.()m.  It  was  estimated  that  in  the  month  of  .April,  1868,  $6,000.- 
coo  worth  of  property  was  sold  under  the  hannner,  Init  not  all  of 
this  was  up-town  real  estate,  nor  even  New  ^'ork  C\{\  real  estate. 
E.  H.  Ludlow  &  Co.,  it  was  rei)orted,  sold  between  the  first  of 
Januar}-  and  the  last  of  June  $2,525,125  worth  of  property- ;  Muller. 
\\'ilkins  &  Co.,  $7,212,000,  and  Homer  Morgan  (all  at  private  sale) 
$7,000,000  worth.  A  factor  that  contril)Uted  greatl\-  to  the  activity 
at  this  period  was  the  revival  of  the  contract  system,  which  had 
plaved  an  important  part  in  the  real  estate  boom  in  the  fifties,  and 
which  received  a  fatal  blow  in  i860,  when  property  decreased  so 
suddenh'  in  value  at  the  commencement  of  the  war.  I^v  the  opera- 
tion of  this  svstem  large  tracts  of  land  were  secured,  usually  on 
ninetv  davs'  contract,  by  depositing  5  per  cent,  of  the  purchase 
monev.  The  land  thus  obtained  was  mapped  out  and  sold  under 
hammer  at  the  salesroom.    Every  artifice  of  the  speculator,  indeed, 


62 


.1  HISTORY  Of  REAL  ESTATE, 


uc  may  sa\-  of  tlic  j^ambler,  was  employed.  Tlie  Exchange  rooms, 
at  Xo.  Ill  1  Iroadway,  were  constantly  thronged.  The  mock  anc- 
tiiin  husiness  tli jurislied,  and  it  is  estimated  that  j)erhaps  as  mnch  as 
two-thirds  of  the  sales  reported  were  bogus. 

Jt  deserves  to  be  noted  that  this  increase  in  real  estate  values 
was  not  confined  to  Xew  \'ork,  but  was  very  marked  in  San  bVan- 
eisco.  Chicago,  ISoston,  and  elsewhere  in  i868.  As  events  have 
turned  out.  nuich  of  the  jjrojierty  bought  then  no  doubt  would 
lun  e  \ielded  substantial,  and  in  some  cases  magnificent  j^rofits,  had 
tile  ])urc]iasers  lieen  able  to  hold  on,  pay  taxes  and  weather  the 
inevitable  occurrence  of  hard  times.  The  boom  of  i868  and  the 
following  vears,  however,  was  not  an  investors'  movement.  It 
was  purely  speculative,  and  even  those  investors  who  did  partici- 
pate in  it  were  not  consciously  laying  out  their  money  for  profits 
to  be  secured  fifteen  or  twenty  }ears  later.  All  that  was  necessary 
to  prick  the  boom  was  the  arrival  of  some  circumstance  that  wotild 
occasion  a  vigorous  scrutiny  of  the  movement.  This  did  not  come 
luuil  1873,  when  the  ])anic,  which  upset  so  many  solid  calculations 
in  the  mercantile  world,  efi^aced  the  very  notation  of  the  golden 
arithmetic  upon  which  these  real  estate  operations  were  based.  Be- 
tween 1868  and  1873  it  is  safe  to  estimate  that  the  value  of  vacant 

In  the  up-town  section  the  following-  prices  were  (.btaiiicd  in  ISllO:  Tnth 
street,   wt-st   of  ,Sth  avenue,  abmit  .-tS.dUd  per  lot:   7;M   stri'i't.   west   of  2d 


111  ;i\-.^iin.-^  SI, ,-,11(1;   K'-lth  sir. •ft.  east  ..f  ..tli         huh.        .■,(  II  • ; 

■■1  .  oni.T  Ml-  CTth  str.-ft,  s  N  lots,  fur  SI -Ji i.(  11 II I ;  ."itli  avenue. 

Ml-  IKUli  strM,.|,  IWM  l,.ts,  iMr  Sljd.dlKI-.  Sih  a\-.-nue.  -west 
I  s-j,i  -I,,  ,  I    MAM  ImIs.  SL'd.iidd;  nth  a\-fiiUf.  iiMrtliMast  corner 


BCILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK 


6,^ 


property  north  of  5yth  street  seemingly  increased  fully  200  per 
cent.,  and  in  many  cases  300  or  400  per  cent. 

The  speculation  which  raged  north  of  5()tli  street  was  not  by  any 
means  so  intense  south  of  that  th( troughfare,  although  there  was 
a  brisk  demand  for  property  in  the  immediate  neighborhood  of 
59th  street.  In  the  lower  sections  of  the  city,  activity  manifested 
itself  chietl\-  in  the  shape  of  building  operations  and  in  the  trans- 
formation of  the  older  residential  sections  to  the  purposes  of  trade. 
Indeed,  in  1868  an  important  up-town  movement  was  well  under 
way.  The  retail  business  was  in  progress  of  transference  from  a 
centre  which  may  be  placed,  approximately,  considerably  south  of 
14th  street  to  a  centre  near  to  23d  street.  The  movement 
was  similar  to  the  shifting  which  we  are  witnessing  to-dav 
to  42(1  street.  As  to  the  choice  residential  region  of  the  city, 
it  had  already,  some  years  before,  connnenced  to  move 
up-town  into  the  .streets  between  the  ^olh  and  5()th  ])ar- 
allels.  lM)urteenth  street  was  still  a  street  of  i)rivate  boarding 
houses  and  I'nion  and  Madison  squares  were  occupied 
cliielh-  ])v  dwellings.  Invasion  by  the  storekeei)er.  however,  had 
alread}-  ])roduced  marked  effects  u])on  the  character  of  this  district. 
.\.  T.  Stewart,  as  we  liave  seen,  was  in  1868  just  completing  his 
manmioth  store  at  Broadway  and  loth  street.  The  old  Peter  Loril- 
:i-2.">  west  .if        aveniu-.  one  Ir.t,  111th  stivet.  s.;uth  side.  Nil  west  of 


1(1(1. Ill  north  1  Kith  sti 


southeast  corner  Lllltli  stieet.  four  lots.  .Sli.lidd;  11th  avcnu-,  southeast 


64  A  HISrOKY  OF  REAL  ESTATE. 

lard  n^idciuH'.  mi  the  northwest  conuT  of  llroadwav  and  loth 
street,  was  hein^;  converted  into  stores.  Lake  AlcC'reary  in  that 
year  purchased  the  corner  of  llroadwav  and  iitli  street,  opposite 
Grace  Church,  for  business  ])ur]Kises.  Arnold,  Constable  &  Co. 
had  begun  to  build  at  the  southwest  corner  of  Hjth  street  and 
r>roadwa\ .  These  were  the  chief  of  the  advance  guard.  'idle  new 
Taninian_\-  Hall  had  been  recently  completed.  Plans  had  been  tiled 
for  five  stores  on  the  nortlnvest  comer  of  i8tli  street  and  llrojul- 
way,  also  for  the  (irand  Hotel,  southeast  corner  of  liroadwax-  and 
31st  street,  which  was  to  cost  $250,000.  The  Young  Men's  Chris- 
tian Association  Building,  at  Fourth  avenue  and  23d  street,  was 
under  way.  In  1870  the  I'ark  Hotel,  not  then  intended  for  a  cara- 
vansary, was  built ;  Lord  &  Taylor's  Broadway  store  was  in  the 
course  of  erection;  Tiffany's  iron  building  was  erecting;  the  Ma- 
sonic Temple  on  23d  street  had  been  commenced;  likewise  Dry- 
ant's  new  Opera  House  (later  Koster  &  Bial's)  on  the  same  street 
west  of  Sixth  avenue.  The  Gilsey  House  had  been  started.  Much 
building,  though  not  of  a  commercial  character,  had  been  done 
(about  1870)  between  32d  and  52d  streets.  Fifth  and  Lexington 
avenues.  The  Church  of  the  Messiah.  No.  61  East  34th  street,  was 
completed,  so  were  the  Astor  houses  on  Madison  avenue,  34th  and 
35tli  streets,  and  the  Hospital  for  the  Lame  and  Crippled,  Lexing- 
ton avenue  and  37th  street.  The  Church  of  the  Covenant,  on  the 
northwest  corner  of  Park  avenue  and  35tli  street,  and  a  fine  resi- 
dence on  the  southwest  corner  of  1 'ark  avenue  and  3()th  street, 
from  designs  by  the  architects  Renwick  and  Sands,  were  l)uilding. 
The  Grand  Central  Dejxit  was  under  construction.  St.  Ilartholo- 
mew's  T'4)isco])al  Cduirch.  on  the  southwest  corner  of  44tli  street 
and  Madison  avenue,  was  coninieiiced.  also  the  Collegiate  Re- 
formed Episcopal  L'liurch,  on  48tli  street  and  Madison  avenue,  and 
the  ]'resbyterian  Church  on  the  same  avenue  at  53d  street.  The 
foregoing  facts  serve  to  indicate  the  character  of  the  work  and  de- 
velo]Mnent  that  was  in  progress  in  the  district  we  are  speaking  of. 
Tt  was  ])lain  .\ew  ^'ork  was  moving  uji  into  the  central  i)art  of  the 
i'-land.  The  cU\  had  tjuite  outgrown  the  old  limits.  l^x])ansion 
was  a  necessitv.    Schemes  were  on  foot  for  relieving  the  pressure 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  6.S 


of  traffic  on  Broadway  by  means  of  thoroughfares  on  the  East 
Side.  The  proposition  for  widening  Broadway  north  of  17th 
street  was  under  active  discussion.  People  were  debating  between 
the  extension  of  Centre  street  northward  to  4th  street,  bending  at 
4th  street  into  a  crescent  to  meet  Third  or  Fourth  avenues,  and  the 
proposition  to  widen  Elm  street.  The  opening  of  ]\Iadison  avenue 
north  of  Aladison  square  was  also  on  the  card.  Indeed,  it  was  in 
February,  1868,  that  the  opening  of  that  avenue  from  86th  street 
to  1 20th  street  was  ordered.  * 

In  1 872,  in  the  new  fashionable  district  which  was  creating  within 
the  area  roughly  bounded  by  42d  and  59th  streets,  Madison  and 
Sixth  avenues,  there  were  200  costly  buildings  in  the  course  of 
erection.  It  was  an  era  of  high  prices,  due  to  paper  money,  and 
the  extravagant  cost  of  building  will  be  sufficiently  indicated  by 
the  following  table: 

Mechanics'  wages  for  day  of  8  hours.  .  $5  to  $8. 


Labor  wages    $2-75  to  $3.25. 

Hard  Bricks   $14  to  $18  per  thousand. 

Cement   $2  to  $2.25  per  barrel. 

Lime    $i-50  to  $1.75. 

Timber   $25  to  $30  per  i  ,000. 

Georgia  Pine    $30  to  $60. 


*As  to  the  value  of  property  in  this  central  district,  the  following:  tran- 
script from  the  official  conveyances  will  serve  as  indications:  Four  lots, 
northwest  corner  of  7th  avenue  and  39th  street,  sold  in  1868  for  .$X,S.OC:r, 
105  Waverley  place,  2."'ixl(i."),  brought  .1:24,000;  the  southwest  corner  of  Mad- 
ison avenue  and  4.">th  street  was  purchased  for  .^ilS.OOO;  the  west  side  of 
Broadway,  2.5.7  north  40th  street.  .50x99,  was  sold  for  .$32,500:  23d  street, 
south  side.  IGl  west  of  ".th  avenue,  20x98.9,  sold  for  .%55.0(iO,  and  :!90  Gth 
avenue,  20x100,  for  $28,400.  John  Hoey  purchased  the  southwest  corner  of 
5th  avenue  and  22d  street  for  .$115,000.  Broadway,  northwest  corner  11th 
street,  70.7x190.7x23.1x178,  was  sold  for  .$321,000;  Broadway,  southwest 
corner  19th  street,  82x171,  for  $375,000;  Broadway,  west  side,  25.7  north 
49th  street,  two  lots,  for  $32,500;  Lexington  avenue,  northeast  corner  4(ith 
street,  five  lots  for  .$31,000;  Madison  avenue,  northeast  corner  34th  street, 
four  lots  for  $55,000;  1st  avenue,  northeast  corner  47th  street,  six  lots  for 
.$35,000;  4th  avenue,  west  side,  98.9  north  38th  street,  four  lots  for  .$61,000; 
6th  avenue,  northeast  corner  23d  street,  98x141,  the  plot,  $340,000;  7th  ave- 
nue, northwest  corner  39th  street,  four  lots,  $38,000.  A  year  later,  in  1869, 
.38th  street,  south  side,  100  east  11th  avenue,  three  lots  were  sold  for  $8,500; 
43d  street,  north  side,  125  east  of  Lexington  avenue,  two  lots  for  $15,000; 
44th  street,  south  side,  275  east  11th  avenue,  two  lots  for  $4,000:  46th  street, 
north  side,  200  west  9th  avenue,  three  lots  for  $12,000;  4th  avenue,  south- 
west corner  3Gth  street,  four  lots  for  $75,000. 


66 


HISTORY  OF  REAL  ESTATE, 


It  remains  only  to  be  said  that  in  the  early  seventies  the  apart- 
ment house  or  French  flat  was  introduced.  The  Stuyvesant  in 
i8th  street,  between  Third  avenue  and  Irving  place,  from  designs 
made  by  Air.  Richard  M.  Hunt,  was  the  first  of  the  class,  and  it 
was  followed  shortly  by  the  Haight  houses  at  the  corner  of  Fifth 
avenue  and  15th  street.  The  Albany,  the  Saratoga,  the  Knicker- 
bocker, the  Florence,  the  Osborne  do  not  belong  to  this  period. 
Although  the  first  apartment  buildings  were  said  to  have  been, 
financially,  very  successful — as  much  as  30  per  cent.,  it  was  re- 
ported, having  been  made  in  some  instances  in  the  first  four  years 
— the  new  idea  at  the  beginning  was  not  popular.  It  was  even  op- 
posed, and  not  for  some  years,  until  after  1873,  did  the  public  take 
kindly  to  what  is  now  one  of  the  chief  institutions  of  the 
metropolis. 

The  only  part  of  the  city  that  remains  to  be  considered  is  the 
down-town  wholesale  district.  We  have  already  indicated  that  in 
1868  it  was  the  seat  of  important  building  operations  which  within 
a  few  years  revolutionized  the  character  of  this,  the  oldest  portion 
of  the  metropolis,  and  greatly  multipled  the  productiveness  of  its 
real  estate.  Indeed,  within  this  district  the  builder  has  always  been 
the  most  important  factor  in  enhancing  the  value  of  real  estate. 
Improvements  in  rapid  transit,  of  course,  have  not  been  without 
efTect  there,  but  they  have  worked  indirectly  by  aiding  the  con- 
version of  the  district  to  business  purposes.  The  depopulation  of 
this  section  has  been  slow  but  continual  during  the  past  thirty 
years.  In  1868  the  residents  of  the  First,  Second,  Third  and  Fifth 
wards  numbered  47,392,  whereas  in  1895  the  population  was  only 
28,163  (police  census),  in  spite  of  the  great  growth  of  the  city  else- 
where and  the  denser  peopling  of  the  isolated  residential  spots  that 
remain  in  these  lower  wards  resulting  from  the  introduction  of  the 
tenement  house  system.  In  1868  the  work  of  replacing  the  older 
office  buildings,  which  were  really  little  more  than  private  houses 
on  a  large  scale,  by  modern  specialized  structures  had  commenced, 
and  it  is  curious  to  note  that  the  newspapers  were  among  the  first 
innovators  in  this  movement  as  they  have  been  more  recently  in 
the  erection  of  the  tower-like  sky-scrapers.    The  "Times,"  as  far 


BUILDIXG  A\D  ARCHITECTURE  IN  NEW  YORK.  67 

back  as  1859,  I^^*^!  erected  its  once  familiar  lieadquarters,  since  re- 
placed by  the  present  Romanesque  structure,  and  in  1868  Oswald 
Ottendorfer  purchased  for  $250,000  the  corner  on  Chatham  street 
and  Tryon  row,  on  which  to  build  the  new  buildinsj  for  the  "Staats 
Zeitung-."'  In  1866  the  "Herald"  put  up  its  old  building,  on  the 
corner  of  Ann  street  and  Broadway:  and  in  1873  the  "Tribune"  led 
the  way  to  still  higher  altitudes  than  had  been  reached  by  any  other 
building  with  the  edifice  in  which  it  is  at  present  housed.  We  have 
already  spoken  of  the  Park  Bank  lUiilding,  the  X'ew  York  Life  In- 
surance Co.'s  liuilding,  the  Equitable  Life  Assurance  Society's 
Building,  all  under  way  in  1868.  The  generation  that  witnessed  the 
erection  of  these  structures  regarded  them  as  enterprises  of  start- 
ling extravagance. 

The  wholesale  dry  goods  district  at  this  time  extended  to  Canal 
street ;  and  the  erection  of  wareliouses  was  beginning  to  disturb  the 
peace  which  had  hitherto  prevailed  among  the  dwellings  on  Lispe- 
nard  and  Church  streets.  IJroome  street,  near  Greene  street,  was 
also  then  invaded  by  the  growing  commercial  necessities  of  the 
city.  The  extent  of  building  operations  in  this  district  is  shown 
in  the  fact  that  in  June,  1868,  $3,345,000  worth  of  new  buildings 
were  in  progress  on  Broadway  alone,  south  of  14th  street. 

Our  review  of  the  city  is  now  complete,  and  we  come  to  the  dark 

days  of  1873,  '^'^'ben  the  nation  entered  the  wilderness  of  low  prices 

and  financial  de])rcssii  >n,  whence  it  did  not  emerge  until  1879.  It 

is  scarcely  necessary  to  remind  the  reader  that  all  departments  of 

industry  suffered  during  these  times,  and  real  estate  fared  no  worse 

than  did  other  commodities.     Indeed,  it  suffered  less  than  some. 

Property  down  town  changed  hands  infrequently  then  as  now.  The  fol- 
lowing transactions  come  from  the  records  for  the  years  18<!8,  ISrtO,  1870 
and  1871,  and  serve  to  give  the  reader  an  idea  of  the  range  of  values: 
Broadway,  No.  153,  sold  for  .><."in.n(i(i;  x.issau  street,  northeast  corner  of 
Pine  street,  70.11x71.7x81.3x70..-,,  tli-  iiLn.  fnr  .S470.000;  Nassau  street, 
southeast  corner  of  Cedar  street,  7:'..  1  x7 1  .T-xii.'.. 7x73.3,  the  plot,  for  .«500,n00: 
Bowery,  No.  170,  ■_'.'..">xln4.  International  Insurance  Co.,  with  building,  .SKi"),- 
000;  Broadway,  Xo.  -J'.M.  L'lxli'.o,  to  George  Sloane,  with  building.  -lil.jll.OuO; 
Broadway,  northw  si  r^nn.  r  Washington  place,  the  New  York  Hotel,  the 
plot,  with  buiklins.  .s  1 ,( I'.i.'i.i i(  10  (sold  since  practically  for  land  alone,  for 
$1,300,000);  Broadway,  northeast  corner  21st  street,  four  lots  with  buildings, 
to  Wm.  M.  Tweed,  $600,000;  Pine  street.  No.  11,  23.0x73.9.  March  10,  1871, 
$65,800;  No.  58  Pine  street,  John  P.  Coffin  to  Cornelius  Bogert,  $25,000; 
Reade  street,  Nos.  137  and  139,  .50x75,  $24,000;  No.  55  Ann  street,  $22,700: 
316  Broome  street,  $12,000. 


68 


A  HISTORY  OF  REAL  ESTATE, 


The  sad  auditing  uf  e-\tra\ agance's,  inflation,  wild  speculation,  un- 
sound economic  practices  ]»egan  with  the  failure  of  Jay,  Cooke  & 
Co.,  on  September  18,  1873.  The  height  of  the  acute  stage  of  panic 
was  reached  on  the  20th,  when  the  Union  Trust  Co.  suspended  and 
the  Stock  Exchange  closed  its  doors.  The  duration  of  the  panic 
was  about  one  month,  and,  as  is  usually  the  case,  securities  felt 
the  shock  first,  then  general  business,  and,  last  of  all,  real  estate. 
Indeed,  it  was  not  until  the  fall  of  1874  that  the  process  of  liquida- 
tion actually  began  in  real  estate.  However,  the  process,  once 
started,  was  a  long  one ;  it  continued  for  fully  three  years.  Nat- 
urally the  inflation  of  values  north  of  59th  street  was  pricked  in  an 
instant.  The  equities  of  thousands  of  property  owners  were  wiped 
out  as  with  a  sponge.  But  the  destructive  process  did  not  stop  with 
the  obliteration  of  the  purely  fictitious.  The  decline  wrought 
havoc  with  legitimate  values.  All  property  sufYered — sufYered  se- 
verely. For  a  time  there  was  really  no  market  hy  which  one 
could  discover  the  plane  of  prices.  Everything  that  was  sold  was 
slaughtered,  and,  in  a  multitude  of  cases,  selling  was  merely  the 
process  by  which  the  mortgagee  gathered  up  the  remnants  of  what 
was  left.  It  is  estimated  that  fully  one-half  of  the  speculative  build- 
ers, who  were  so  busy  in  1872,  disappeared,  and  their  exit  from  the 
field  with  the  lot  speculators  was  followed  by  a  perfect  avalanche 
of  foreclosure  sales,  or  rather,  we  should  say,  of  foreclosure  pro- 
ceedings, which  went  by  the  name  of  sales.  Below  are  the  statis- 
tics of  these  transactions: 

1871  total  foreclosures  from  Jan.  i  to  Dec.  31....  674 
1872,     "  "  "  "  ....  1,012 


1873. 
1874. 
1875- 
1876, 
1877. 
1878, 
1879. 


1,152 
1,521 
1,744 
2-533 
2.259 


It  might  l)e  thought  that  with  the  merest  indication  of  the  actual 
state  of  afifairs  the  whole  situation  would  be  apparent  to  everybody. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  69 

Yet,  astonishing  as  it  ina\'  scLni,  it  must  be  recorded  tliat  so  cor- 
rupted was  the  commercial  judgment  of  people  that  in  face  of  the 
disaster  overwhelming  them  thev  did  not  at  first  recognize  the 
real  nattire  of  their  position.  It  will  be  remembered  that  in  the 
midst  of  the  panic  Secretary  Richardson,  at  W  ashington,  inaugu- 
rated another  inflation  movement  which  had  a  short  duration  of 
about  nine  months.  Incomprehensible  as  it  may  seem,  while  it 
lasted,  real  estate  operations  actually  were  renewed  on  almost  as 
extravagant  values  as  those  prevailing  Ijefore  the  crash.  A  demand 
for  realty  rose  in  the  spring  of  1874  which  almost  e(|ualled  the  ex- 
traordinary activity  of  the  spring  and  fall  of  1868.  (Grant's  famous 
veto  put  a  stop  to  the  insanity,  and  then  the  long  period  of  dejires- 
sion  and  stagnation  began  in  earnest. 

The  Period  of  Stagnation. 

The  second  stage  of  our  liistDrx-  is  now  reached.  Roughly 
speaking,  it  comprises  the  years  1S74  to  1871;  inclusive.  As  to  the 
causes  that  produced  and  intensified  tlie  ])anic  of  "73  and  the 
stagnation  that  followed  they  undoul)tedly  were:  An  inflated  and  ir- 
redeemable currency,  delay  in  ])roviding  the  city  with  adequate  rapid 
transit  facilities,  extravagances  in  building,  abuses  of  the  building 
loan  system,  an  abnormal  condition  of  labor,  dishonest  and  incom- 
petent administration  of  the  city  government  under  the  Tweed  reg- 
ime, the  large  amount  of  trading  done  upon  inadequate  capital. 

In  proceeding  to  a  discussion  of  the  factors  that  slowly  made 
themselves  felt  in  the  production  of  better  times,  the  first  that  has 
to  be  set  forth  is  this — the  destruction  of  values  that  resulted  from 
the  panic  was,  with  an  immense  amount  of  realty,  excessive.  This 
imparted  a  certain  latent  strength  to  the  situation.  Of  course  so 
long  as  the  downward  pressure  was  exerted  to  the  utmost,  this 
could  not  be  manifested,  but  the  strain  once  removed,  rebound  was 
inevitable.  It  was  long,  however,  before  the  market  received  anv 
visible  advantage  from  its  latent  strength. 

Another  circumstance  that  aided  the  market,  though  it  operated 
very  slowly,  was  the  vast  accumulation  of  funds  in  the  vaults  of 


_70  A  HISTORY  OP  REAL  ESTATE. 

the  banks  and  other  financial  institutions.  True,  for  a  long  time 
this  sequestered  capital  was  very  zealously  guarded,  and  far  from 
supporting  or  promoting  ordinary  operations  was  as  good  as  non- 
existent. Owners  would  neither  lend  nor  use  it.  But  there  it  was ; 
and  locked  up  money,  like  a  dammed  stream,  exerts  a  continual 
pressure  against  its  restraints.  It  percolates  and  leaks  through  the 
smallest  fissure  and  continual  accumulations  inevitably  result  in 
an  overflow.  Thus,  while  the  locking  up  of  money  assisted  greatly 
in  depressing  values  and  even  in  lowering  prices  beyond  the  war- 
rant of  facts,  it  created  opportunities  for  investment  and  profit 
which  in  the  end  proved  too  attractive  to  be  resisted.  As  early  as 
1876.  one  by  one,  here  and  there,  capitalists  began  to  pick  up  the 
bargains  in  real  estate  obtainable  in  every  class  of  property  in  every 
part  of  the  city.  The  big  companies,  the  wealthier  house  buyers 
entered  the  market  and  the  slow  process  of  absorbing  the  surplus 
stock  of  houses  and  buildings  commenced.  The  builders  and  pro- 
fessional speculators  took  no  part  in  this  movement.  It  was  quite 
beyond  their  power  to  do  so.  In  1874  there  was  a  complete  ces- 
sation of  building  operations  in  the  new  fashionable  residential  dis- 
trict between  42d  and  59th  streets,  Madison  and  Sixth  avenues.  The 
panic  found  scores  of  houses  there  tenantless,  and  prices  fell  so  that 
bv  1876  first-class  residences  which  could  not  be  purchased  for 
less  than  $85,000  in  1873  could  readily  be  acquired  for  $60,000. 
A  great  deal  of  this  decline  was  legitimate  enough,  due  to  the  fall 
in  wages  and  materials.  Dwellings  that  cost  $50,000  merely  to  put 
up  in  1873  could  in  1876  be  easily  duplicated  for  $35,000.  We  have 
already  given  a  table  showing  the  cost  of  wages  and  materials  in 
the  former  vear.  It  will  be  interesting  to  present  here  for  the  sake 
of  comparison  a  similar  table  for  the  latter  year: 

Mechanics'  wages  (10  hours  a  day  in  place 

of  8  as  formerly)    $2 

Laborers'  wages  (do)    75c.  to  $1. 


Hard  bricks    $6  per  thousand 

Cement    $1  to  $1.25  per  barrel. 

Lime    75c.  to  $1  per  barrel. 

Lumber    $15  per  thousand. 

Georgia  pine    $16  to  $18. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  yi 


After  the  panic  the  first  houses  to  find  purchasers  were  the  cost- 
liest. \\'e  have  said  that  in  1872  there  were  200  of  these  in  the 
course  of  erection  in  the  fashionable  district.  One  by  one  they 
were  taken  of¥  the  market  at  prices  that  were  ruinous  to  builders, 
so  that  at  the  beginning-  of  1876  there  were  only  thirty-eight  of 
these  (and  the  few  others  that  had  been  built  in  the  meantime)  re- 
maining unsold.  Purchasers  of  medium-])riced  dwellings  were 
almost  entirely  absent  from  the  market  at  first,  but  after  a  time 
they  too  came  following  in  the  wake  of  the  richer  investors.  By 
1877  t'le  effect  of  this  slow  absorption  was  visible,  the  supply  of 
buildings  was  far  below  the  average.  Concurrent  with  this  process 
went  similarly  great  transactions  in  lots. 

In  the  fashionable  district  there  were  about  three  hundred  and 
fifty  vacant  lots  when  the  panic  arrived.  Many  of  these  passed 
slowly  into  the  hands  of  wealthy  purchasers  and  a  few  strong,  con- 
servative builders.  Millionaires  like  W'm.  Rockefeller,  Bostwick 
and  Stevens  began  building  on  upper  Fifth  avenue,  near  the  Park, 
and  by  the  ist  of  January,  1877,  extensive  operations  were  in  prog- 
ress in  the  50th  streets,  between  Fifth  avenue  and  Fourth  avenue, 
conducted  by  builders  Duggin  &  Grossman,  O'Reilly,  Rathbone, 
Byrnes,  Hamilton,  Bradley  &  Co.,  McManus,  Phyfe.  Lynch  and 
others:  indeed,  it  is  to  be  noted  that  it  was  about  this  time  that 
the  limits  of  the  seat  of  building  operations  were  extended  several 
blocks  northward  on  the  East  Side  above  5gth  street.  It  thtis  hap- 
pened that  there  were  appearances  of  something  like  prosperity 
in  this  part  of  the  city.  Lots  above  59th  street,  east  of  the  Park, 
the  district  which,  as  we  shall  find,  was  to  engage  the  builders'  at- 
tention imtil  the  next  decade,  had  declined  enormously  in  value. 
Choice  lots  that  brought  $35,000  in  the  days  of  the  inflation  were 
selling  for  $11,500,  and  somewhat  less  desirable  lots  for  $6,000  to 
$8,000.  Avenue  lots,  opposite  the  Park,  that  sold  in  speculative 
times,  corners  for  $100,000,  inside  lots  for  $75,000,  could  be  bought 
for  $40,000  and  $25,000.  These  figures  give  a  good  idea  of  the  in- 
tensity of  the  slump  that  followed  the  panic. 

While  these  improvements  were  slowly  making  themselves  viST- 
ble  in  the  northeast,  large  canitalists  were  contributing  immensely 


72 


A  HISTORY  Of  REAL  ESTATE, 


to  strcni^tlieii  tlic  situation  down  town  and  c-lsewhere.  The  West- 
ern Union  llead(juarters,  the  "Tribune"  Duihhnj,^,  the  American 
News  Company's  JJuikhng  on  Chambers  street  (the  site  of  the  old 
Burton's  Theatre,  for  which  the  present  proprietors  paid  $i8o,oooj, 
the  JefTerson  [Market  PoHce  Court,  the  Bennett  Building,  F"ulton 
and  Ann;  Booth's  Theatre,  the  Domestic  Sewing  Machine  Com- 
pany's Building,  on  Union  square ;  Chickering  Hall,  the  Church  of 
the  Paulist  Fathers  and  others,  were  commenced.  Moreover,  the 
early  years  following  the  panic  witnessed  the  actual  introduction 
into  \ew  York  of  the  apartment  house  as  we  know  it  to-day.  We 
have  already  alluded  to  the  first  enterprises  with  this  class  of  build- 
ings and  have  pointed  out  that  though  they  encountered  a  great 
deal  of  adverse  criticism  on  the  score  of  intruding  an  element  of 
publicity  into  home  life,  they  evidently  satisfied  the  requirements  of 
many  persons.  Financial  success  not  only  prompted  investors  and 
builders  to  erect  others,  but  to  set  about  to  develop  this  new  type 
of  residence.    Between  1873  ^^79  the  apartment  house  was 

th.oroughly  naturalized  or  localized  in  New  York.  The  most  im- 
portant of  these  buildings  then  erected  were  the  Knickerbocker,  on 
the  southwest  corner  of  Fifth  avenue  and  14th  street,  on  the  site 
of  the  old  residence  of  Myndert  A'an  Schaick ;  the  Berkeley,  on 
Fifth  avenue  and  9th,  built  by  the  Rhinelander  estate  on  land  that 
had  remained  long  vacant ;  the  Albany,  the  Saratoga,  the  Stevens, 
and  in  June,  1876,  the  (Jsborne,  due  to  the  enterprise  of  Duggin  & 
Crossman.  In  1877  ^^'^'^  Bradley  apartment  houses  on  59th  street, 
between  Fifth  and  Sixth  avenues,  were  commenced. 

The  buying  and  building  of  this  period  was  mostly  in  strong 
hands.  In  November,  1876,  Joseph  Harper  bought  the  dwelling 
on  the  corner  of  Fifth  avenue  (No.  562)  and  46th  street,  for  $82,500; 
the  southeast  corner  of  Fifth  avenue  and  29th  street  was  sold  for 
$120,000;  in  1877  W.  H.  Vanderbilt  acquired  No.  691  Fifth  avenue, 
between  Fifty-fourth  and  Fifty-fifth  streets,  from  Stephen  U.  Cad- 
well,  who  gave  $70,000  for  the  property;  Nos.  87  and  89  Wall 
street  were  purchased  by  George  W  Denton  for  $110,250;  No.  599 
Fifth  avenue  sold  for  $72,750;  D.  H.  AIcAlpine  acquired  No.  373 
Broadway,  24.10x150,  for  $125,000;  the  Queen  Insurance  Com- 


BflLDIXG  AND  ARCHITECTURE  IN  NEW  YORK. 


pany  began  tlieir  building  at  Xos.  37  and  39  Wall  street;  August 
Belmont  l)ought  the  block  between  St.  Nicholas  and  Seventh  ave- 
nues, 1 1 2th  and  113th  streets,  for  $50,000;  the  iron  store  building 
at  Xos.  5,  7  and  9  Union  square  (destroyed  by  fire  in  1876  and  re- 
cently replaced  by  the  Spingler  Building),  to  cost  $110,000,  was 
commenced,  so  was  the  office  building  at  No.  43  Wall  street,  the 
estimated  cost  of  which  was  $125,000.  The  Lorillard,  Wolf,  Rhine- 
lander  and  Roosevelt  estates  made  extensive  improvements  upon 
their  several  properties.  The  Roosevelt  estate  erected  on  the  site 
of  the  old  homestead,  on  Broadway,  near  13th  street,  the  store  now 
occupied  by  Mitchell,  Wince  &  Co.  The  Ottendorfer  building, 
on  Fourth  avenue  and  26th  street,  "The  Bella,"  was  started,  so 
were  structures  by  ^Ir.  Little,  at  Union  scjuare  and  17th  street, 
by  ^latthews,  at  I'ourth  avenue  and  iXth  street.  Altaian's  store, 
on  Sixth  avenue  and  18th  street,  was  commenced  in  1877,  and 
down  town,  on  the  Ijlock  l)oun(led  by  Worth,  Elm,  Pearl  and 
Broadway,  the  ancient  and  dilapidated  rookeries  that  stood  there 
were  replaced  ])y  modern  Inisiness  buildings.  Alany  improvements 
at  the  lower  part  of  Wooster  street  were  begun.    The  work  of 


The  following  representative  sales  show  the  range  of  prices  that  obtained 
for  vacant  lots  (the  asterisk  denotes  building  loan  transactions): 

Fifth  Avenue.— Conveyances  were  extremely  limited  on  the  avenue  after 
the  panic.  In  the  spring  of  1875  Duggin  &  Grossman  bought  of  W.  S. 
Gurnee  40  feet  front  on  the  block  between  47th  and  48th  streets,  at  the 
rate  of  .$4r>,0()(i  fc,r  a  full  Int.  A  year  subsequently  W^m.  Rockefeller  pur- 
chased of  Jacob  Vandeiponi  the  full  lot  on  the  northeast  corner  of  54th 
street  and  5th  avenue,  for  .~<.".(i.nOO.  About  a  year  later  Edward  Silleck  pur- 
chased of  C.  &  R.  Poillon  a  full  lot  in  middle  of  block,  between  .52d  and  53d 
streets,  next  adjoining  the  Osborne  House,  for  $35,(i0(>.  Some  element  of 
trade  is  supposed  to  have  entered  into  this  valuation. 

Madison  Avenue. — Conveyances  were  numerous  and  noteworthy,  although 
the  avenue  seemed  threatened  with  a  total  and  fatal  eclipse  after  the  estab- 
lishing of  the  horse-car  route  through  its  entire  length.  The  prejudice 
against  this  intrusion  gradually  wore  away,  and  the  brilliant  success  of  a 
firm  of  builders  in  disposing  in  the  spring  of  a  whole  block  of  houses  on 
this  avenue  immediately  on  completion  encouraged  other  projections.  Cash 
transactions  indicate  prices  ranging  from  .$12,(100  to  .1;15,000  per  lot,  includ- 
ing corners:  Between  44th  and  45th  streets,  Livingston  to  Duggin,  2  lots, 
$14,250  each;*  between  45th  and  4(;th  streets,  Hemenway  to  Bellman,  10 
lots,  $19,800  each;  southwest  corner  54th  street,  Connell  estate  to  Dinkle- 
spiel,  4  1-5  lots,  $15,000  each;  southwest  corner  54th  street,  Dinklespiel  to 
Hennessy,  4%  lots,  $16,2.50  each;*  southeast  corner  .55th  street,  Barnum  to 
Duggin,  3  lots,  $12,000  each;  northeast  corner  55th  street,  Jones  estate  to 
Episcopal  Church,  3  lots,  $1.5,000  each;  southeast  corner  .5»)th  street,  Jones 
estate  to  Duggin,  5  lots,  $13,000  each. 

The  bulk  of  the  transactions  in  lots  occurred  on  the  side  streets  as  the 
most  popular  and  salable  property  when  improved,  the  lots,  besides,  admit- 


74 


A  HISTORY  OF  REAL  ESTATE, 


modernizing  the  older  buildings  on  14th  street  was  carried  along. 
Clearly  these  transactions  indicate  very  '  substantial  progress. 
Yet  the  market  continued  dull,  foreclosures  were  numerous,  specu- 
lation was  dead,  rents  were  low — only  half  of  what  they  had  been — 
the  long  process  of  liquidation  was  not  complete.  General  busi- 
ness, however,  throughout  the  country  was  picking  up  slowly,  the 
mercantile  world  was  emerging  from  the  woods.  There  was  a 
plethora  of  money  in  the  banks,  and  one  of  the  beneficial  results  of 
this  was  felt  in  1876  when  the  rate  of  interest  upon  mortgage  loans 
was  reduced  from  7  to  6  per  cent,  and  5  per  cent,  for  gilt-edge  se- 
curity. Funds  could  then  be  obtained  freely  for  first-class  opera- 
tions, and  in  a  short  time  this  favorable  circumstance  began  to 
stimulate  building.  The  building  loan  operator  entered  the  field 
with  activity  at  this  period,  so  that  in  July,  1877,  of  500  dwellings 
then  in  course  of  construction  by  builders  only  seventeen  had  been 
started  without  the  assistance  of  a  loan. 

In  1878  we  touch  a  decided  activity  in  building;  indeed,  the  tone 
of  the  entire  real  estate  market  had  improved  considerably.  Dur- 
ing 1877  many  large  investments  for  improvements,  including  the 


ting  of  more  economical  and  judicious  treatment  in  building.  The  prices 
in  strictly  cash  transactions  indicate  a  range  of  from  ifll,25(t  to  ^14,500. 
The  purchase  of  two  lots  on  58th  street,  opposite  the  Plaza,  for  .5;20,000  each, 
made  at  this  time  by  Bryan  McKenna,  is  exceptional  in  price  and  location: 
*53d  street,  between  Madison  and  4th  avenues,  Lowe  to  Darragh,  7  lots, 
$15,0(10  each;  r)4th  street,  between  5th  and  (ith  avenues,  Dinklespiel,  pur- 
chaser, 7  lots,  $12,250  each;  *54th  street,  between  5th  and  0th  avenues.  Din- 
kelspiel  to  Lynd,  7  lots,  .$14,000  each;  55th  street,  between  Madison  and  5th 
avenues,  Jones  estate  to  Ely,  2  lots,  $14,500  each;  5(!th  street,  between 
Madison  and  5th  avenues,  Jones  estate  to  Smith,  G  lots,  $13,000  each;  *5r>th 
street,  between  Madison  and  5th  avenues.  Smith  to  Lynd,  G  lots,  $14,-500 
each;  5Gth  street,  between  Madison  and  4th  avenues,  Jones  estate  to  Webb. 
1  3-5  lots,  $11,250  each;  57th  street,  between  Madison  and  4th  avenues, 
Stewart  to  Duggin,  7  lots,  $14,000  each;  *57th  street,  between  5th  and  (ith 
avenues,  Einstein  to  Sullivan,  2  lots,  $25,000  each;  58th  street,  between  5th 
and  Gth  avenues,  Ferris  estate  to  Smith,  9  lots,  $12,500  each;  *58th  street, 
between  5th  and  Gth  avenues.  Smith  to  McManus,  9  lots,  $l(i,000  each;  *58th 
street,  between  5th  and  Gth  avenues,  Morton  to  McKenna,  3  lots.  $1G,000 
each;  .58th  street,  between  5th  and  Gth  avenues.  Smith  to  Dowdney,  2  lots, 
$12,000  each;  *58th  street,  between  5th  and  (ith  avenues.  Marsh  to  Mc- 
Kenna, 2  lots,  $20,000  each. 

The  subjoined  table  shows  the  range  of  prices  in  respect  to  improved 
property: 

Fifth  Avenue.— The  sales  on  this  avenue  were  so  few  as  to  afford  little 
variety  of  quotation:  Southwest  corner  44th  street,  Brokaw  purchaser,  28x 
125,  4-story  brownstone,  $115,000;  between  47th  and  48th  streets,  east  side, 
Duggin  seller,  2  each  18x65x100,  4-story  brownstone,  $.52,500  and  $6r),0l)0; 
between  48th  and  49th  streets,  east  side,  Brokaw  ourchaser,  27x70x100, 


BUILDIXG  AND  ARCHITECTURE  IN  NEW  YORK. 


purchase  by  David  McAlpin  of  the  Sweeny  block,  on  Broadway, 
between  33d  and  34th  streets,  had  been  made,  and  at  this  time  the 
transaction  was  consummated  wliicli  was  in  a  sense  the  turning 
point  of  the  destiny  of  the  \\'est  Side.  Edward  Clark  purchased  the 
block  of  thirty  lots  on  Eighth  avenue,  between  ~2(\  and  73d  streets, 
and  the  adjacent  block  of  twenty-eight  lots  on  Xinth  avenue. 

During  the  years  of  depression  the  West  Side  has  been  in  a  large 
measure  neglected.  Of  building  operations  there  were  none.  All 
the  great  public  plans  for  improvements  which  had  an  ef¥ect  so 
stimulating  during  the  years  of  the  boom  were  allowed  to  lie  dor- 
mant;  and  to  such  a  low  point  had  the  fortunes  of  real  estate  in  this 
district  fallen  that  even  the  street  openings  and  the  other  few  simi- 
lar betterments  ordered  from  time  to  time  were  so  great  a  burden 
that  property-owners  appealed  to  Mayor  Ely  for  relief.  The 
value  of  lots,  of  course,  had  fallen  immensely.  Good  street  lots 
could  be  obtained  for  from  $2,000  to  $3,000;  Xinth  and  Tenth  ave- 
nue lots  for  from  $4,000  to  $5,000;  Eighth  avenue  lots  that  prior  to 
1873  had  commanded  such  exorbitant  figures  were  now  on  the 
market  for  prices  ranging  from  $7,000  to  $15,000,  according  to 
location.    Undoubtedly,  the  reaction  carried  prices  below  the  in- 


4-story  house,  $72,500;  between  49th  and  odth  streets,  west  side.  Duggin 
seller,  15x125,  leasehold,  $32,500;  between  50th  and  51st  streets,  west  side, 
Labau  purchaser,  25x60x125,  leasehold,  $05,000.  _ 

Madison  Avenue. — Sales  principally  confined  to  houses  of  the  Duggin  & 
Grossman  make,  of  such  original  and  peculiar  construction  as  hardly  to 
furnish  a  general  standard:  Between  44th  and  45th  streets,  east  side,  Wain- 
wright  purchaser,  25x00x100,  4-story,  brownstone,  $32,500;  between  53d  and 
54th  streets,  east  side,  Hamilton  seller.  2  each.  2nx(;5xS5.  4-story,  brown- 
stone,  $30,000;  between  55th  and  5(ith  streets,  east  side,  Duggin  seller,  18x 
60x100,  4-story,  brownstone,  $2C),U(I0;  between  55th  and  56th  streets,  east 
side,  Duggin  seller,  32x48x60,  4-story,  brick,  $:35.()U(»;  southeast  corner  5(ith 
street,  east  side,  Duggin  seller,  25x50x60,  4-story,  brick,  $33,01  lO. 

Side  Streets.— The  greatest  variety  of  sales  and  the  most  intelligible  stan- 
dard of  values  were  to  be  found  on  the  side  streets.  By  the  transactions  re- 
ported we  seem  warranted  in  quoting  these  assorted  values,  the  locations 
and  qualities  of  buildings  being  technically  first-class.  For  a  Ki  or  17-fooi 
front  house  and  lot,  $24,000  to  $25,000;  for  a  20-foot,  $28,000  to  $32,50ii;  for 
a  22-foot,  $32,500  to  $35,000;  for  a  25-foot,  $40,000  to  $45,000.  43d  street. 
5th  and  Madison  avenues,  Lustig  seller,  lO.SxCOxKMt.  $25,000;  46th  street, 
5th  and  6th  avenues,  unknown  seller,  2(ix."ii)xl(i(i.  .-<24.(Mim;  49th  street,  5th 
and  6th  avenues,  McCafferty  seller,  16x<i( ixK ii »,  .'<L:4.(ii)n;  .54th  street,  5th  and 
6th  avenues,  Bradley  seller,  16.8x6.5x101),  $24.1100;  .54th  street,  5th  and  6th 
avenues,  Lynd  seller,  2  each,  20x65x100,  each  $32,000;  54th  street,  5th  and 
6th  avenues,  Lynd  seller,  23x65x100,  $35,000;  58th  street,  5th  and  6th  ave- 
nues, McManus  seller,  2iix.5(ixlilO,  $J,S.OIIO  and  $32,000;  58th  street,  5th  and 
6th  avenues,  McKenna  seller,  3  each,  25x75x100,  each  $44,000;  52d  street, 
5th  and  6th  avenues.  Union  Dime  seller,  25x70x100,  $44,500. 


76 


A  HISTORY  Of  REAL  ESTATE, 


trinsic  worth  of  proi)erty,  and  during  1876  and  1877  some  capital 
was  put  into  West  Side  realty,  just  as  it  was  going,  but  in  much 
larger  amounts  into  the  East  Side  property.  During  the  hard 
times  many  large  blocks  of  property  were  sold  at  auction.  In  July, 
1876,  thirty-three  lots  between  Riverside  and  Eleventh  avenues, 
90th  and  91st  streets,  were  put  under  the  hammer  and  fetched  $75,- 
850,  or  $2,298.50  per  lot.  This  property  had  been  owned  by  Cyrus 
Clark  for  about  ten  years.  The  Furniss  property  was  also  sold. 
On  ]\Iay  17,  1877,  the  Alorris  estate  sale  was  held  of  lots  on  Grand 
Boulevard  and  i52d  street.  In  the  heart  of  what  was  then  Car- 
mansville,  at  I22d  and  123d  streets,  close  to  Alorningside  Park, 
twenty-three  lots  on  the  latter  street  brought  $16,245,  the  lots 
on  I22d  street  selling  for  $625  to  $720  each,  and  the  123d  street  lots 
at  $565  each.  For  the  purpose  of  contrast  it  is  interesting  to  note 
that  in  April,  1873,  before  the  panic,  four  lots  on  the  south  side  of 
I22d  street,  200  feet  west  of  Tenth  avenue,  directly  opposite  the 
Morris  lots,  sold  under  foreclosure  for  $3,400  each,  ^^'c  have  al- 
ready spoken  of  the  block  August  Belmont  ])urchase(l,  lietween  St. 
Nicholas  and  Seventh  avenues,  112th  and  113th  streets,  for  $50,000. 
This  purchase  was  made  May,  1877.  The  auction  sales  of  large 
blocks  of  property  throughout  these  years  were  numerous,  but  as 
an  ofYset  it  must  be  remembered  that  many  of  the  sales  that  os- 
tensibly were  bona  fide  were  really  bogus. 

The  Period  of  Development,  1879  to  Date. 

The  year  1879  brings  us  to  the  close  of  the  period  of  stagnation. 
We  have  enumerated  above  some  of  the  factors  that  aided  in  bring- 
ing about  better  times  for  real  estate,  but  there  are  others  now  to 
be  mentioned.  The  country  had  not  only  quite  recovered  from  the 
depression  produced  by  the  panic,  but  by  readjustment  of  its  af- 
fairs and  the  enforced  economy  incident  to  dull  times  had  acquired 
a  large  fund  of  capital  and  confidence.  In  1879  New  York  real 
estate  first  began  distinctly  to  feel  the  improved  conditions.  Prices 
Avere  still  low  and  money  was  cheap  and  al)undant,  population 
had  greatlv  increased  and  was  pressing  somewhat  upon  the  domi- 


BUILDIXG  AXD  ARCHITECTURE  IX  XEir  YORK. 


ciliary  and  mercantile  accommodations  of  the  city.  Besides,  taxes* 
had  been  reduced  from  the  extravai^ant  limits  that  prevailed  in 
1873,  and  what  is  of  still  greater  importance  the  elevated  railroads 
were  beginning  to  perform  a  service  for  the  metropolis  which  gave 
them  the  first  place  among  the  rapid  transit  facilities  of  the  city. 

As  to  the  elevated  roads,  they  played  so  important  a  part,  one 
might  almost  say  the  capital  part,  in  the  revived  activity  in  real 
estate  during  1879-80  and  the  years  following  that  it  will  not  be  out 
of  place  to  set  down  here  the  chief  points  in  the  history  of  the  ex- 
tension and  development  of  this  system.  W'e  have  already  referred 
to  the  fact  that  among  the  plans  that  were  before  the  people  in  1868 
for  improved  rapid  transit  was  one  for  an  elevated  road  system. 
Indeed,  as  early  as  July  i,  1867,  an  experimental  section  of  ele- 
vated structure  was  conmienced  on  Greenwich  street,  from  Bat- 
tery place  to  Cortlandt  street,  and  was  completed  May  10,  1868. 
A  single  car  was  then  run  !)etween  these  two  points,  no  fare  being 
charged,  this  fragment  of  the  system  having  l)een  constructed 
simply  to  demonstrate  the  feasibility  of  the  new  method  of  locomo- 
tion. It  cannot  truthfully  be  said  that  the  device  cai)tured  at  first 
either  the  imagination  or  the  favor  of  the  pul)lic.  (  )n  the  contrary, 
it  was  much  frowned  upon  by  them  as  a  disfigurement  to  the  streets 
of  the  city,  and  engineers  and  railroad  men  increased  the  popular 
disfavor  bv  pronouncing  the  scheme  to  be  decide<lly  chimerical 
and  foolhardv.  Indeed,  of  all  the  projects  ])efore  the  city  in  1868, 
perhaps  there  was  none  to  which  Xew  York  seemed  less  commit- 
ted than  the  elevated  roads.    The  system,  however,  possessed  that 


*The  following:  table  exhibits  the  reductions  made  in  the  charges  upon  real 
estate: 

Mortgages.  Assessm'ts 
Estimated  Street 
Yield         Openings  Croton 
of  their        and  Im-         Annual  Water 
Taxation,    provem'ts.        Taxes.  Totals.  Taxes. 


18(59  $1,.500,000  $4,402,G90  $15,509,24.i  $21.441.9:;.">  Sl,2t;6.520 

1870   1,.500,000  5,715.004  10,699,.3:;i  2:;.;n4,.V.\-,  l.:;22,S01 

1S71   2,500,000  5,944,057  16.(j9S..S4(  >  i'.".,  1  1:^>MT  l,:;iil.lG:? 

1S72    2,500.000  1.647,894  23.129.i;'.7  27 -TT  m:;!  1..;s>  T(i9 

1873    3,000,000  10,291,915  20.919,822  :;1211.::;7  1:',:;mi92 

1874   3.000.000      3,62.-.  ;  24.(;S:;,:u:;  :',l.:;i.s.:;i;i  l.41lt.42:! 

1875   1,500.000  5,162. nis  l'.-.mtimlni  il.i:;s  1  ,:;77..-.61 

1876   1.500.000  4.7r.<;,:;:;7  24.;is7.;,,ss  :;i  .■J44.:;2.-.  l.:;.-.o.nOO 

1877   1,000.000  2,777,242  2;;.719.1!i4  27.49(i.4:;6  1,428.659 

1878   1,000,000  1,569,239  22,964,9n2  25.534,141  1,546,301 


78  A  HISTORY  OF  REAL  ESTATE, 

Caliban  quality,  cheapness,  which  has  forced  the  elevated  roads, 
one  after  another,  into  the  streets  and  avenues  of  New  York  until 
the  usurpation  furnishes  a  unique  example  of  civic  prostitution  of 
appearances  to  utility.  The  experimental  line  was  slowly  contin- 
ued north  of  Cortlandt  until  on  February  14,  1870,  it  was  com- 
pleted to  31st  street  and  Ninth  avenue.  At  first  the  road  to  this 
point  was  operated  by  an  endless  chain  system  driven  by  stationary 
engines  placed  underground.  This  method  of  traction  proved  a 
failure  and  the  service  was  irregular  and  intermittent  until  April  20, 
1871,  on  which  date  one  dummy  engine  and  three  cars  were  placed 
on  the  line  and  run  between  Dey  and  2gth  streets — the  only  two 
stations  then  existing.  On  January  4,  1873,  extensions  and  repairs 
having  been  completed,  the  line  was  opened  southward  to  Xo.  7 
Broadway,  at  which  point  another  station  was  established.  Fur- 
ther extensions  of  the  Ninth  avenue  line  followed  slowly  in  the  fol- 
lowing order:  July  30.  1873,  to  34th  street  and  Ninth  avenue;  No- 
vember 6,  1875,  to  42d  street  and  Ninth  avenue;  July  18,  1876,  to 
59th  street  and  Ninth  avenue;  April  15,  1877,  to  South  Ferry.  On 
June  9,  1879,  the  main  line  double  track  was  extended  from  59th 
street  and  Ninth  avenue  to  83d  street  and  Ninth  avenue  and  opened 
for  business  with  stations  at  72d  and  81  st  streets.  The  Ninth  avenue 
division  was  operated  at  first  until  May  2,  1880,  as  a  single  line 
road  with  turn-outs.  It  was  then  entirely  rebuilt  and  opened  as  a 
double  track  system. 

The  Sixth  avenue  line  from  Morris  street  to  59th  street  and 
Sixth  avenue  was  opened  June  5,  1878,  and  additions  in  the  follow- 
ing order:  Fifty-third  street  and  Sixth  avenue  to  53d  street  and 
Eighth  avenue,  February  25,  1879;  53*^1  street  and  Eighth  avenue 
to  8 1st  street  and  Ninth  avenue,  June  9,  1879;  8ist  street  and 
Ninth  avenue  to  104th  street  and  Ninth  avenue,  June  21,  1879; 
104th  street  and  Ninth  avenue  to  125th  street  and  Eighth  avenue, 
September  17,  1879;  125th  street  and  Eighth  avenue  to  135th 
street  and  Eighth  avenue,  September  27,  1879;  135th  street  and 
Eighth  avenue  to  155th  street  and  Eighth  avenue,  December  i, 
1879;  Morris  street  to  South  Ferrv,  November  i,  1881. 

The  Third  avenue  line  was  opened  for  business  between  South 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  79 

Ferry  and  42CI  street  and  Fourth  avenue,  August  26,  1878;  from 
42d  street  and  Tliird  avenue  to  67th  street  and  Third  avenue,  Sep- 
tember 16,  1878;  67th  street  and  Third  avenue  to  89th  street  and 
Third  avenue,  December  9,  1878;  89th  street  and  Third  avenue  to 
129th  street  and  Third  avenue,  December  30,  1878.  Tlie  first  ex- 
cursion train  from  South  Ferry  to  129th  street  and  Third  avenue 
was  run  December  24,  1878. 

The  Second  avenue  Hue  from  Chatham  square  to  67th  street, 
was  opened  March  i,  1880,  and  from  67th  to  129th  street  August 
16,  1880. 

The  Suburban  hne  was  opened  between  128th  street  and  Second 
avenue  and  133d  street,  ]\Iay  17,  1886;  to  143d  street.  May  23,  1886; 
to  Harlem  River  Bridge,  November  29,  1886;  to  I56tli  street,  July 
I,  1887  ;  to  166th  street,  December  25,  1887 ;  to  170th  street,  Septem- 
ber 29,  1888;  to  Wendover  avenue,  ]\Iay,  1891  ;  to  177th  street,  July 
20,  1891  ;  to  Willis  avenue,  Jul\  18,  i8(ji. 

The  foregoing  makes  the  fact  clear  that  it  was  in  the  years  1879-80 
that  Xew  York  began  to  experience  the  effects  of  adequate  rapid 
transit  facilities,  and  to  this  fact  probably  more  than  to  all  others 
put  together  is  due  the  activity  in  real  estate  and  the  increase  in 
values  that  commenced  in  those  years.  In  1879  the  new  elevated 
roads  contributed  much  to  the  increasing  strength  of  the  market. 
Particularly  on  the  upper  East  Side  they  stinndated  the  builder,  who 
was  already  busy  in  that  district.  It  was  early  in  that  year  (1879) 
that  the  Xew  York  Elevated  Railroad  Company  ]nu"chased  the 
block,  then  used  as  the  cattle-yards  of  Dutcher  &  Allerton,  bounded 
by  Third  and  Fourth  avenues,  98th  and  99th  streets,  paying  for  the 
property  $120,000.  At  once  a  great  number  of  tenements  were 
erected  in  the  streets  adjoining  Second  and  Third  avenues,  east 
and  west,  and  between  Madison  and  Fourth  avenues,  and  adjacent 
thereto  as  far  north  as  125th  street  the  speculative  builder  was  ac- 
tive putting  up  row  after  row  of  stereotyped  brownstone  residences. 
In  one  week,  that  ending  May  24,  1879,  plans  were  filed  for  sixty- 
two  dwellings  to  be  erected  on  ^Madison  and  Fourth  avenues,  112th, 
114th,  115th  and  124th  streets.  Prices  were  advancing,  but  were 
still  much  below  the  figures  ruling  before  the  panic.    For  instance. 


8o 


A  HISTORY  OF  REAL  ESTATE, 


tlie  block  201.10x420,  between  iMt'lli  and  Madibun  avenues,  io6th 
and  107th  streets,  was  sold  to  William  1".  \'an  \'alkenl)urgh  tor 
$180,000.  In  1873  the  same  property  was  sold  to  T.  A.  \  yse  for 
$370,000.  Charles  J\I.  Field  paid  $204,050  for  the  property  in  1878. 
Still  the  upward  tendency  of  prices  was  marked.  There  was  a  brisk 
demand  for  lots,  not  alto,<;-ether  normal,  it  is  true,  due  to  the  un- 
healthy stimulus  of  the  building  loan,  and  there  was  a  decided  ac- 
tivity in  the  house  market.  Population  was  spreading  into  the 
East  Side,  now  that  rapid  transit  was  secured,  and  it  was  clear  that 
in  that  section  of  the  city  was  to  be  continued  the  expansion  and  de- 
velopment which  had  formerly  l^een  confined  to  the  central  district, 
south  of  59th  street.  Substantial  capitalists  began  to  operate  on 
the  East  Side,  and  the  northeastern  part  of  the  island.  Arnold, 
Constable  &  Co.  from  time  to  time  acquired  much  property  there, 
and  late  in  1879  P^i*^'  $200,000  for  two  blocks  on  the  east  side  of 
Sixth  avenue,  between  and  upon  135th  and  136th  streets.  Every- 
where on  the  East  Side  people  were  buying  and  selling  and  build- 
ing.*   Population  was  pouring  into  the  district.    Xot  only  was 


As  to  the  character  and  location  of  the  new  wc  rk.  the  following  record  of 
new  houses  started  in  the  fall  of  1879  above  59th  street,  extending  from  3d 
to  5th  avenue,  one  year  after  the  first  excursion  train  was  run  over  the  3d 
avenue  elevated  road  to  129th  street,  shows  both: 

59th  st,  n  s,  e  of  5th  av,  6  brownstone  houses,  Mr.  Todd,  owner;  61st  st, 
s  s,  cor  4th  av,  store  and  residence,  F.  Ehrmann;  01st  st,  s  s,  e  of  Madison 
av,  2  brownstone  houses.  J.  M.  Hazeltine;  Olst  st.  n  s,  w  of  Madison  av, 
2  brownstone  houses,  Parsons  &  Breen;  (ilst  st.  n  s,  e  of  5th  av.  residence, 
W.  B.  Isham;  G2d  st,  n  s,  e  of  Madison  av,  3  brownstone  houses,  James  Mc- 
Donnell; Madison  av,  w  s,  n  of  62d  st,  10  brownstone  houses,  I.  E.  Doying; 
Madison  av,  e  s,  cor  63d  st,  brownstone  flat,  Jas.  Campbell;  ()3d  st,  s  s,  e  of 
Madison  av,  5  brownstone  houses;  G3d  street,  n  s,  e  of  5th  av,  4 
brownstone  houses,  Mr.  Williams;  G3d  st,  s  s.  e  of  5th  av,  3  brownstone 
houses.  Mr.  Sinclair;  fi4th  st,  s  s,  w  of  Madison  av,  2  brownstone  houses, 
Wm.  Johnson  and  D.  &  J.  Jardine;  64th  st,  n  s,  w  of  Madison  av,  4  brown- 
stone houses,  Mr.  Croft;  64th  st,  n  s,  cor  4th  av,  9  brownstone  houses.  Mr. 
Cornish;  Lexington  av,  w  s.  s  of  62d  st,  4  brownstone  houses,  Thos.  Ken- 
nedy; Lexington  av,  w  s,  s  of  65th  st,  6  brownstone  houses,  Mr.  Parsons; 
Madison  av,  e  s,  s  of  65th  st,  6  brownstone  houses,  Willett  Bronson;  65th 
st,  s  s,  w  of  Madison  av,  5  brownstone  houses,  B.  Spaulding;  66th  st.  s  s, 
e  of  5th  avenue,  4  brownstone  houses,  Breen,  Nason  &  Hughes;  (i6th  st,  n 
s,  e  of  Madison  av,  2  brownstone  houses,  Breen  &  Nason;  66th  st,  s  s,  e  of 
Madison  av,  5  brownstone  houses,  I.  E.  Doying:  66th  st,  n  s.  w  of  4th  av, 
6  brownstone  houses,  Willett  Bronson;  66th  and  67th  sts.  and  4th  and  Lex- 
ington avs,  Seventh  Regiment  Armory,  I.  E.  Doying;  67th  st,  s  s,  w  of  4th 
av,  10  brownstone  houses,  J.  Ruddell;  67th  st,  n  s,  e  of  4th  av,  11  brown- 
stone houses;  67th  st,  s  s,  w  of  Madison  av,  (S  brownstone  houses; 
67th  st,  n  s.  w  of  Madison  av,  4  brownstone  houses,  B.  Muldoon; 
68th  st,  s  s,  e  of  5th  av,  5  brownstone  houses,  B.  Muldoon;  6Sth  st,  s  s, 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  8l 


land  advancing  in  value,  but  as  early  as  1879,  due  to  building  ac- 
tivity, the  price  of  materials  and  labor  advanced,  though  the  en- 
hancement at  first  was  not  extravagant,  as  the  following  table 
shows: 

1860.  1809.  187S.  Sept.'T'J. 

Bricklayers   if;i2@14.00  $27@30.00  $12.00@18.00  $18.00 

Carpenters                                      IJ.    15.00  27   30.00  12.00    15.00  12.00 

Gas  and  steam  fitters                          16.00  ..    21.00  15.00   18.00  18.00 

Hod  carriers,  etc                            9    10.00  16    IS.dO  9.00        .  .  10.50 

Marble  cutters                               1(1    is.dO  24    :',(i.(iit  l.'i.dd    IS.iKi  1.").00 

Marble  polisiier                                 S    Ki.do  1.",    IS.iio  '.l.dit    li'.do  ld.2() 

Marble  rubber                               16    IS.dO  21    24. dO  Id.dU    15.00  10.50 

Masons                                           10    12.00  27   30.00  12.00    18.00  18.00 

Painter                                           12    14.00  21    24.00  12.00   18.00  15.00 

Plasterer                                        12    14.00  30   36.00  12.00   18.00  18.00 

Plumber                                         12    15.00  18   24.00  15.00   18.00  18.00 

Quarrymen                                       8   10.00  15    18.00  7.50    10.50  9.00 

Roofer                                            10    14.00  24   30.00  12.00   18.00  15.00 

Stair  builder                                 12   16.00  22   27.00  10.50   13.50  15.00 

Stone  cutter— blue                          15    18.00  24   24.00  10.50   13.50  15.00 

brown                       15    18.00  27   30.00  12.00   18.00  18.00 

Stone  rubbers                                 12    15.00  16    18.00  10.00    13.50  10.50 

The  fatal  weakness  in  this  East  Side  "boom,"  for  boom  it  was 
during  the  earlier  years,  was  its  speculative  character  and  the  small 
amount  of  hard  cash  underlying  the  transactions.  The  fictitious 
element  in  prices  was  particularly  large.  Inflated  trailing  was 
heavy  and  nuich  of  the  l)uilding  was  carried  on  upon  extravagant 
building  loans  which  enhanced  the  price  of  real  estate  ridiculously 


e  of  5th  av,  5  brownstone  houses,   ;  6Sth  st,  s  s,  e  of  Madison  av,  3 

brownstone  houses,  McCafferty  &  Bulkley;  68th  st,  s  s,  w  of  4th  av,  5 
brownstone  houses,  Mr.  Fowler;  5th  av,  w  s,  cor  69th  st.  brownstone  resi- 
dence, David  Dows;  70th  st,  s  s.  e  of  5th  av,  2  Nova  Scotia  houses,  Van- 
derbilt  and  Henry  Eastman; 70th  st,  s  s,  w  of  Madison  av,  5  brownstone 
houses,  Thos.  Pearson;  71st  st,  n  s,  w  of  Lexington  av,  3  brownstone  houses. 
M.  McDonnall;  72d  st,  s  s,  e  of  4th  av.  4  brownstone  houses,  Mr.  Graham; 
72d  st,  n  s,  e  of  4th  av,  7  brownstone  houses,  Mr.  Webb;  73d  st,  s  s,  w  of 
Lexington  av,  5  brownstone  houses,  Mr.  Hennessy;  74th  st,  n  s,  e  of  4th  av^ 
4  brownstone  houses,  Aldhous  &  Smyth;  74th  st,  n  s,  e  of  Madison  av,  5 
brownstone  houses,  John  Davidson;  75th  st,  s  s,  e  of  4th  av,  brick  boarding 
stable,  Many  &  Osborn;  Lexington  av,  e  s,  n  of  74th  st,  6  brownstone 
houses,  W.  H.  Browning;  75th  st,  n  s,  w  of  3d  av,  4  brownstone  flats,  P. 
McQuade;  76th  st,  s  s,  w  of  3d  av,  4  brownstone  flats,  Mr.  Stewart;  Lex- 
ington av,  e  s,  n  of  76th  st,  6  brownstone  houses,  H.  McKenna;  Lexington, 
av,  w  s,  n  of  76th  st,  6  brownstone  houses;  76th  st,  n  s,  e  of  Madison 
av,  6  brownstone  houses;  77th  st,  n  s,  e  of  5th  av,  3  brownston- 
houses;  77th  st,  n  s,  w  of  4th  av,  8  brownstone  houses;  79th 
st,  n  s,  w  of  4th  av,  6  brownstone  houses.  Squires  &  Woolley;  4th  av,  e  s,. 
cor  80th  st,  brownstone  store  and  tenement;  80th  st,  n  s,  w  of  Lex- 
ington av,  4  brownstone  houses;  Lexington  av,  w  s,  n  of  Slst  st,  (> 
brownstone  houses;  5th  av,  e  s,  cor  83d  st,  brownstone  residence, 
Mr.  Arnold;  83d  st,  n  s,  w  of  4th  av,  5  brownstone  houses,  Mr.  Sturtevant; 
83d  st,  n  s,  e  of  Lexington  av,  6  brownstone  houses.  Judge  Wandell;  85th. 
st,  n  s,  w  of  3d  av,  3  brownstone  flats,  Mr.  Johnson;  3d  av,  w  s,  n  of  85th  st, 
2  brownstone  flats;  86th  st,  n  s,  w  of  3d  av,  6  brownstone  houses;  87th  st, 
s  s,  w  of  Lexington  av,  4  brownstone;    S6th  st,  s  s,  e    of    Madison  av. 


A  HISTORY  OF  REAL  ESTATE, 


before  it  passed  into  tlie  hands  of  tlie  builder,  himself  in  many  cases 
a  man  of  small  means.  One  example  of  this  inflation  will  be  suffi- 
cient. Early  in  1879  six  lots  on  76th  street,  between  Fifth  and 
Madison  avenues,  were  purchased  for  $30,000.  A  few  months  later 
they  were  resold  with  building  loans  for  $90,000.  It  was  at  this  pe- 
riod that  John  H.  Deane  entered  the  field.  He  was  particularly  ac- 
tive in  lower  Harlem,  from  iioth  to  115th  street.  His  practice, 
similar  to  that  of  many  others,  was  to  buy  lots  and  resell  at  a  heavy 
advance  with  a  building  loan.  Dozens  of  speculative  builders  were 
thus  induced  to  begin  operations,  and  under  this  artificial  stimulus 
prices  advanced  so  quickly  that  for  a  time  builders  were  able  to 
borrow  from  the  unwary  sums  large  enough  to  give  them  a  sub- 
stantial profit  upon  their  transactions.  Among  this  flimsy  specu- 
lative class  those  of  bad  eminence  were  O.  W.  Hawkes,  John 
Schappert,  the  infamous  Buddensiek,  W.  H.  and  R.  E.  Johnson. 
So  long  as  there  was  a  rising  market  and  the  value  of  lots  could  be 
pushed  up  a  thousand  or  more  dollars  a  year,  and  excessive  loans 
were  obtainable,  all  went  well.  Street  after  street  was  built  up  in 
a  monotony  of  brownstone.  Indeed,  in  the  early  days  of  the  period 
we  are  now  considering  the  great  East  Side  was  created.  The 
movement  continued  for  four  years,  until  1884,  which  time  fur- 
ther expansion  was  impossible.  Prices  had  become  stationary  and 
a  measure  of  collapse  was  then  inevitable.    In  the  latter  year  Deane 

2  brownstone  houses;  90th  st,  n  s,  e  of  4th  av,  2  brownstone  houses.  Q.  W. 
Hawkes;  Lexington  av,  s  s,  n  of  91st  st,  6  brownstone  houses;  94th  st,  n  s. 
w  of  3d  av,  6  brownstone  houses;  95th  st,  n  s,  w  of  8d  av,  G  brownstone 
houses;  9oth  st,  s  s,  w  of  3d  av,  12  brownstone  houses:  3d  av,  w  s,  n  of 
101st  st,  5  brownstone  flats  and  stores,  Duffy  Bros.;  Lexington  av,  w  s, 
n  of  104th  st,  12  brownstone  houses;  109th  st,  n  s.  e  of  4th  av,  S  brick  tene- 
ments and  stores;  lOoth  st,  s  s,  e  of  4th  av,  5  brownstone  houses;  110th  st, 
s  s,  cor  of  4th  av,  2  brick  tenements  and  stores;  lldth  st,  n  s,  w  of  Lexing- 
ton av,  3  brownstone  houses;  110th  st,  n  s,  e  of  4th  av,  1(1  brick  houses; 
112th  st,  s  s,  e  of  4th  av,  G  brick  houses;  114th  st.  n  s,  e  of  4th  av,  8  brown- 
stone houses;  115th  st,  n  s,  e  of  Lexington  av,  3  brick  houses.  Mr.  Heart; 
115th  st,  s  s,  w  of  Lexington  av,  4  brownstone  houses,  B.  R.  Richardson; 
116th  st,  n  s,  e  of  4th  av,  7  brownstone  houses;  llGth  st,  n  s,  w  of  3d  av, 
4  brick  houses;  117th  st,  n  s,  e  of  Lexington  av,  8  brick  houses;  124th  st. 
s  s,  e  of  Lexington  av,  brick  residence;  125th  st,  n  s,  w  of  Lexington  av, 
row  of  flats  and  stores;  Lexington  av,  w  s,  n  of  125th  st,  2  brownstone 
houses;  Lexington  av,  w  s,  cor  127th  st,  brownstone  house;  125th  st,  n  s, 
w  of  4th  av,  brick  residence  and  store;  124th  st,  s  s,  e  of  Madison  av,  brown- 
stone houses;  Madison  av,  e  s,  s  124th  st,  5  brownstone  houses;  Madison  av, 
w  s,  n  of  113th  st,  6  brick  houses;  Madison  av,  e  s,  n  of  111th  st,  4  brown- 
stone houses;  111th  st,  n  s,  w  of  4th  av,  10  brownstone  houses;  111th  st,  s  s. 
w  of  4th  av,  G  brownstone  houses;  111th  st,  n  s.  e  of  Madison  av,  3  brown- 
stone houses;  Madison  av,  w  s,  s  of  111th  st.  5  brick  houses. 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  83 

failed  with  Iiundreds  of  houses,  finished  and  unfinished,  on  his 
hands — houses  which  he  liad  been  forced  to  take  from  his  ope- 
rators. The  auction  sale  of  his  holdings  was  one  of  the  memorable 
events  in  real  estate  history.  Hawkes  also  went  under.  \\'m.  H. 
De  Forrest,  a  silk  importer,  who  backed  Mowbray  &  Lynd  Bros., 
was  another  famous  operator  in  this  movement  who  subsequently, 
as  we  shall  see,  played  an  important  part  in  the  opening  up  of  Ham- 
ilton Grange.  Willett  Bronson  also  deserves  to  be  mentioned. 
The  field  of  his  activity  was  61  st,  62d,  63d  streets,  between  ^ladison 
and  Fourth  avenues.  He  began  work  in  1877,  and  with  Ira  E. 
Doying  as  his  builder,  erected  hundred  of  houses  before,  like  the 
others  already  mentioned,  he  failed. 

It  must  not  be  understood,  of  course,  that  all  the  activity  on  the 
East  Side,  the  first  result  of  better  times,  was  purely  speculative. 
On  the  contrary,  a  great  deal  of  solid  work  was  done,  particularly 
in  the  more  fashionable  district  immediately  north  of  59th  street. 
Here  such  builders  as  Dugging  &  Grossman,  and  their  successor, 
Charles  Buck  &  Co.,  C.  W.  Luyster,  O'Reilly  Brothers.  Terence 
Farley.  Breen.  Xason  &  Hughes  and  others  carried  on  sulistantial 
operations  which  even  to  this  day  stamp  a  solid,  if  sombre,  char- 
acter upon  the  better  streets  on  the  East  Side.  Besides,  it  was  dur- 
ing the  early  years  of  this  period  that  society  firmly  intrenched 
itself  in  the  upper  part  of  Fifth  avenue  and  Madison  avenue,  ad- 
jacent to  59th  street.  In  August,  1879,  Wm.  H.  \'ander])ilt  pur- 
chased the  property  between  51st  and  52d  streets  at  a  cost  of  S700.- 
000.  Indeed,  ]Mr.  W.  H.  \'anderbilt  and  his  family  purchased 
about  thirty  lots  on  and  contiguous  to  Fifth  avenue  at  that  time. 
His  action  was  followed  by  a  number  of  similar  investments  made 
by  his  friends  and  others.  ^Ir.  \'anderbilt  also  bought  for  $50,000, 
75x100.5.  on  the  northeast  corner  of  Madison  avenue  and  52d 
street.  David  Dows  commenced  building  a  house  which  cost 
$125,000  on  the  northeast  corner  of  Fifth  avenue  and  69th  street. 
George  W.  Quintard  bought  the  northeast  corner  of  73d  street 
and  Fifth  avenue,  100x125,  for  $165,000.  Henry  Havemeyer  se- 
cured the  northeast  corner  of  Fifth  avenue  and  67th  street.  50x100. 
A  plot  of  four  lots  on  the  northwest  corner  of  54th  street  and  Fifth 


84 


A  HISTORY  OF  REAL  ESTATE, 


avenue  was  sold  to  HolHs  L.  Powers  for  $200,000.  Two  lots  on 
Fifth  avenue  between  56th  and  57th  streets,  were  sold  by  George 
Bliss,  of  Bliss,  Morton  &  Co.,  for  $70,000,  Air.  Bliss  having  paid 
$43,000  for  these  lots  a  few  months  previous,  buying  them  from  E. 
W.  Strughton,  U.  S.  Minister  at  St.  Petersburg.  D.  O.  Mills  at 
this  time  purchased  a  mansion  on  Fifth  avenue,  opposite  the  Ca- 
thedral. Xo.  693  Fifth  avenue  was  purchased  by  Frederick  Van- 
derbilt  for  $125,000.  and  Henry  M.  Flagner  took  title  to  a  house 
which  Grififith  Rowe  had  built  on  the  corner  of  54th  street  and 
Fifth  avenue.  Early  in  1880  the  Stuart  Block  on  69th  street,  be- 
tween Madison  and  Fifth  avenues,  was  broken  up  by  the  sale  of 
nine  lots  to  Mr.  J.  D.  Crimmins,  who  paid  $27,500  for  each  of  the 
lots.  They  are  situated  on  the  south  side  of  the  street,  and  it  is  in- 
teresting to  note  that  it  was  in  1864  that  the  Stuart  brothers  bought 
this  property  from  I\Ir.  James  Lenox,  paying  for  the  same  $220,000. 

In  short,  the  years  following  1880  were  particularly  busy  ones 
on  the  East  Side.  Trading  was  active  in  all  classes  of  property. 
Prices  advanced,  and  there  was  scarcely  a  block,  excepting  some  on 
Fifth  and  ^Madison  avenues,  upon  which  building  operations  were 
not  under  way.  At  an  early  date  in  this  period  all  lots,  as  far  north 
as  85th  street,  between  Fifth  avenue  and  ]\Iadison  avenue,  passed 
beyond  the  reach  of  the  speculative  builder  and  into  the  hands  of 
the  richer  classes.  Thus  before  the  year  1884,  when  Deane  and 
operators  like  him  came  to  grief,  the  whole  East  Side  was  thor- 
oughly defined  and  prices  were  so  firmly  fixed  that  speculation, 
in  the  ordinary  sense  of  the  word,  had  become  impossible. 

The  work  that  has  been  done  since  1884  in  this  great  section  of 
the  city  has  been  a  work  of  development  upon  lines  already  estab- 
lished. It  cannot  be  said  that  operations  subsequent  to  that  date 
have  materially  changed  the  character  of  any  of  the  streets  or  ave- 
nues from  that  stamped  upon  them  by  the  building  activity  which 
we  have  considered  in  the  foregoing.  There  was,  indeed,  for  a 
time  a  hesitancy  on  the  part  of  the  wealthier  classes  to  occupy  Fifth 
avenue  facing  the  park,  north  of  59th  street,  Imt  within  the  last 
six  vcars  the  step  northward  has  been  positively  taken,  and  the 
erection  of  such  residences  as  those  of  W.  \\  Brokaw,  F.  C.  ]\Iartin, 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  85 

Mrs.  Josephine  Schniid,  E.  T.  Gerry,  C.  T.  Yerkes,  Airs.  X.  E.  Bay- 
lies, Isaac  Stern  and  fashionable  clubs  like  the  Metropolitan  has 
determined  the  character  of  the  avenue  and  the  streets  adjacent 
thereto  \vherc\er  aii_\  douln  existed. 

We  have  now  to  turn  our  attention  to  the  other  side  of  the  island. 
\\'hile  the  developincnts  just  described  were  in  progress  on  the 
East  Side  the  first  steps  towards  opening  up  the  great  West  Side 
were  making.  We  have  already  seen  that  some  time  prior  to  1879 
the  better  class  of  capitalists,  merchants  and  others  were  begin- 
ning to  regard  with  great  favor  the  long  undeveloped  stretch  of  ter- 
ritory between  Central  Park  and  the  Hudson  River.  It  was  evi- 
dent to  all  that  due  to  some  cause  or  other  fortune  had  been  par- 
ticularly unkind  to  this  section,  which  possessed  so  many  natural 
advantages  to  a  far  higher  degree  than  any  other  portion  of  the 
island.  Despite,  however,  the  tardiness  of  development  on  the 
West  Side,  as  soon  as  public  attention  was  given  to  the  great  tide 
of  population  that  in  1879  began  to  pour  into  the  East  Side,  the 
conclusion  was  irresistible  that  before  long  a  part  of  it  at  least 
would  be  diverted  to  the  western  district.  It  is  indeed  one  of  the 
anomalies  of  the  history  of  New  York  real  estate  that  the  West 
Side  was  so  utterly  neglected,  save  by  the  speculator,  for  so  long. 
In  the  earlier  years  with  which  our  hi>tiiry  deals  a  serious  obstacle 
to  the  actual  occupation  of  the  West  Side  existed  in  the  then  defi- 
cient transit  facilities,  but  between  1870  and  1880  that  district  was 
quite  as  well  served  in  that  respect  as  was  the  opposite  side  of  the 
city.  jMoreover,  the  elevated  roads  reached  59th  street  and  Ninth 
avenue  at  even  an  earlier  date  than  59th  street  at  Third  avenue, 
though  as  an  offset  to  this  advantage  was  the  fact  that  the  Third 
avenue  road  was  extended  above  59th  street  prior  to  the  similar  ex- 
tension of  the  Ninth  avenue  road.  Undoul)tedly  this  priority 
counted  for  a  great  deal.  However,  from  the  ver}-  earliest  days, 
the  growth  of  the  city  along  the  eastern  side  of  the  island  has  been 
an  easier  movement  than  along  the  western  border.  It  was  so  in 
Colonial  and  post-revolutionary  days.  And  we  have  seen  that  in 
1868  much  building  had  already  been  done  along  Second  and  Third 
avenues  and  in  manv  of  the  cross  streets,  while  there  was  scarcely 


86 


A  HISTORY  OF  REAL  ESTATE, 


a  modern  house  to  I)e  found  along  the  West  Side.  This,  though, 
was  hirgely  <kie  to  the  earher  development  of  the  horse-car  on  the 
East  Side  than  on  the  West.  But.  in  addition  to  the  horse-car, 
continuity  was  undoubtedly  a  factor  of  great  importance  in  de- 
termining the  line  of  building  operations.  When  Murray  Hill, 
lower  Fifth  avenue,  and  the  parallel  avenues  had  been  built  up,  it 
was  easier  for  the  house  builder  to  continue  his  work  directly 
northward  above  59th  street  than  to  turn  off  and  proceed  along  the 
other  side  of  the  island,  particularly  as  the  buildings  on  the  West 
Side,  immediately  south  of  59th  street,  were  of  a  decidedly  poor 
class.  The  railroad  along  the  Hudson,  too,  was  an  obstacle.  More- 
over— perhaps  this  circumstance  has  more  weight  than  any  other— 
from  the  very  beginning  the  West  Side  was  a  victim  of  its  magnifi- 
cent prospects.  It  was  settled  at  an  early  day  in  people's  minds 
that  that  district  was  destined  to  be  the  choicest  residential  section 
of  New  York  City.  It  was  conformable  to  this  idea  that  the  great 
public  improvements,  boulevards,  parks  and  drives  were  planned 
for  in  the  Sixties.  Now,  it  is  a  curious  but  nevertheless  a  very  ap- 
parent fact  that  "magnificent  prospects"  have  always  been  a  bar  to 
the  solid  development  of  real  estate.  When  the  future  seems  to 
promise  so  much  owners  at  once  attempt  to  seize  upon  wealth  that 
exists  only  in  anticipation  of  actual  improvements.  Prices  are 
then  advanced  so  greatly  that  the  builder,  the  investor  and  even 
the  speculator,  the  men  who  are  to  give  reality  to  the  imaginary 
values,  are  practically  shut  out.  Then,  while  owners  are  waiting  to 
realize  their  big  anticipations,  taxes  and  other  charges  pile  up  to 
such  an  extent  that  at  last  their  bridges  are  burnt  behind  them ; 
they  cannot  retreat,  but  are  obliged  to  hold  on  to  their  property 
for  high  prices  to  avoid  great  loss.  In  1879  (as  previously  in  1868) 
when  real  estate  began  to  recover  from  the  effects  of  the  panic, 
property  owners  on  the  West  Side  hastened  to  anticipate  the  com- 
ing of  the  builder.  They  endeavored  to  secure  for  themselves  the 
very  profits  which  the  work  of  the  builder  was  necessary  to  create. 
Therefore,  when  the  revival  of  operations  commenced,  it  found 
the  plane  of  values  on  the  whole  much  lower  on  the  East  Side  than 
on  the  West  Side,  and  this,  in  conjunction  with  the  other  facts  we 


BUILDIXG  AXD  ARCHITECTURE  /.V  XEIV  YORK.  S? 


have  set  forth,  directed  the  tide  of  operations  away  from  the  Hud- 
son. But  a  year  or  two  of  work,  aided  by  speculation,  speedily 
enhanced  the  value  of  the  East  Side  realty  and  by  1880  prices  were 
relatively  higher  there  than  on  the  West  Side.  Joined  to  this,  the 
beneficial  efifect  of  the  elevated  roads  began  to  be  felt  powerfully. 
By  the  close  of  the  year  1879  that  system  of  transportation  was  in 
operation  to  155th  street  and  Eighth  avenue,  and  in  the  fall  of  that 
year  people  in  large  numbers  commenced  to  enjoy  on  Sundays  the 
rural  felicities  of  the  \\'cst  Side  much  as  they  do  to-day  those  of  the 
23d  and  24th  Wards.  The  great  ■■^^'est  Side  movement"  may  be  said 
to  have  commenced  in  that  year.  At  first,  and  indeed  until  the 
boom  on  the  East  Side  was  played  out,  the  new  activity  was  one  of 
anticipation.  The  West  Side  was  still  very  I)ackwar(l  with  its  pub- 
lic improvements.  The  great  avenues  were  in  very  poor  condi- 
tion, mostly  unpaved,  merely  soft  roads,  pleasant  enough  for  fast 
driving  in  fine  weather,  but  dusty  as  an  Illinois  country  road,  and 
during  rain  almost  impassable  for  pedestrians.  Riverside  Drive 
had  just  been  delivered  in  a  crude  condition  from  the  hands  of  the 
contractors  and  the  authorities  were  beginning  to  make  niggardly 
expenditures  upon  }^Iorningside  Park.  Parts  of  59th,  60th,  6ist,  62d, 
65th,  66th,  the  whole  of  74th,  parts  of  81  st.  88th.  89th,  91st,  97th, 
98th,  the  whole  of  io2d  and  107th,  parts  of  io8th,  109th,  the  whole 
of  I  nth  and  112th,  parts  of  ii6th,  the  whole  of  117th.  ii8th,  119th, 
I20th,  I2ist,  I22d,  and  parts  of  123(1,  124th.  i25tli,  and  126th 
streets— in  all  there  were  thirty-four  streets  between  59th  and  134th 
streets  a  portion  or  the  whole  of  which  were  not  yet  legally  opened. 
As  to  the  remainder  of  the  streets,  few  of  them  were  graded,  paved 
or  flagged,  and  the  water  and  gas  supply  were  of  course  existent 
only  in  the  rudiments. 

Second  only  to  the  advent  of  the  elevated  roads  as  a  factor  in 
attracting  public  attention  to  the  West  Side  were  the  large  im- 
provements in  and  adjacent  to  72d  and  73d  streets.  Eighth  and 
Ninth  avenues,  made  in  1879  by  the  late  Edward  Clark,  President 
of  the  Singer  Sewing  ^lachine  Co.  Two  years  before,  on  Decem- 
ber 31,  1877,  August  Belmont  and  Caroline,  his  wife,  transferred  to 
Mr.  Clark  for  $280,000  the  block  front  on  Eighth   avenue.  West 


90  A  HISTORY  OF  REAL  ESTATE, 

Side,  extending  from  yzd  to  73d  street,  2044  ff^ct,  and  extending' 
375  feet  on  each  street.  At  the  time  this  large  transfer  was  an- 
nounced, in  1877,  it  received  some  attention,  just  as  the  previous 
purchases  in  1875-77  of  the  same  property  by  Mr.  Behnont  had 
received  attention.  But  tliose  years  were  dull  times  for  real  estate, 
and,  as  we  have  said  in  discussing  the  period  of  depression  that  fol- 
lowed 1873,  the  multitude  took  small  part  in  what  real  estate  trans- 
actions were  then  carried  through.  Mr.  Clark's  purchase  lay  fal- 
low for  two  years.  Then  came  the  announcement  that  he  had  de- 
termined to  improve  it,  not  only  by  the  erection  of  a  number  of 
private  dwellings  of  a  high  class,  but  it  was  whispered  (then  or 
soon  after)  by  the  construction — so  the  story  went — of  a  large 
hotel.  There  were  other  sagacious  operators  who  undertook  to 
build  about  the  same  time.  In  June,  1879,  John  D.  Crimmins  filed 
plans  for  flats  on  Ninth  avenue  and  63d  street,  and  in  the  same 
month  H.  H.  Cammann  began  the  erection  of  similar  buildings  on 
Tenth  avenue  and  82d  street.  But  neither  of  these  examples  were 
attended  by  the  publicity  which  was  given  to  Mr.  Clark's  enter- 
prise. They  were  not  so  extensive  in  the  first  place,  and  besides  the 
President  of  the  Singer  Company  was  already  well  known  as  a 
shrewd,  bold  operator  by  many  large  building  operations  which 
he  had  carried  through  south  of  59th  street.  Early  in  1880  Mr. 
Clark's  row  of  dwellings,  from  designs  by  H.  J.  Hardenberg, 
was  put  on  the  market  for  rental,  and  late  in  that  year  the  plans 
were  filed  for  the  long-heralded  apartment  house  (hotel,  it  proved 
not  to  be) — the  Dakota — the  cost  of  which  was  estimated  at 
$1 ,000,000. 

There  was  no  doubt  then  in  the  people's  minds  that  the  day  of 
actual  work  on  the  West  Side  had  dawned.  \  start  on  so  imposing 
a  scale  could  not  but  be  impressive.  It  occasioned  an  immense 
amount  of  talk,  but,  it  must  be  recorded,  very  little  that  was  more 
solid  than  talk,  for  many  months.  The  fact  is,  the  speculative 
builder  was  not  ready  for  the  West  Side,  and  without  his  activity 
private  individuals  might  undertake  a  few  colossal  enterprises,  but 
the  actual  work  of  converting  acres  into  improved  city  lots  could 
not  be  done.    In  1880  the    speculative    builder    was    busy  on 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK. 


the  East  Side,  at  Yorkville  and  in  Harlem.  He  was,  moreover, 
building  and  selling  there  with  a  considerable  measure  of  success, 
and  was  shrewd  enough  or  dull  enough  to  stick  to  the  field  that 
paid  without  desiring  to  experiment  on  virgin  soil.  Mr.  Clark's 
enterprise,  therefore,  bore  small  fruit  at  first.  In  August,  1880, 
James  R.  Kingston  started  some  dwellings  on  64th  street,  east  of 
loth  avenue  (to  stick  to  the  old  street  nomenclature  in  vogue  at  the 
time),  and  Daniel  Herbert  began  the  erection  of  residences  on  73d 
street,  east  of  Ninth  avenue.  Air.  Canimann,  too,  filed  plans  for  a 
new  lot  of  tenements  on  Tenth  avenue,  north  of  82d  street.  The 
movement  was  indeed  begun,  but  it  gathered  headway  slowly. 
However,  though  little  building  was  undertaken,  there  was  de- 
cided activity  in  lot  transactions.  There  was  a  market  for  West 
.Side  property  such  as  has  not  been  seen  since  1873  and  prices  ad- 
vanced.* 

Despite  advancing  prices  and  notable  building  enterprises  such 
as  Mr.  Clark's,  the  great  speculative  era  for  the  West  Side  did  not 
begin  in  earnest  until  1885.  Even  up  to  as  late  as  1883  a  total  of 
less  than  $8,000,000  had  been  invested  in  improvements.  Never- 
theless, one  by  one,  l)uilders  and  others  whose  names  are  now 

*Foi-  instanr^-:  TlM  street,  north  side,  and  T3d  strt'Ot.  south  side,  475  west 
8th  avfiiuf.  I'.-.xKi-.M',  which  sold  in  1874  for  .1;2.'',,( K »( I  ^\  itii  moi  t^ase  of  $3,000, 
in  ].S7ti  inr  .ST.immi  witli  .<.".( i(  1(1  mortgage,  in  187S  for  .><7.ii(iu  (same  mortgage), 
sold  in  1870  to  John  I).  Criiiimins  for  .«l(t.000  (same  mortsage),  and  In  1881 
to  Chas.  F.  Hoffman  for  SL':;,("in  isam.-  mortsaue). 

72d  street,  north  sidr.  and  T:m  -ii-  t,  south  side,  .Mid  west  of  8th  avenue, 
2.-)xl(i2.2,  sold  in  187S  foi-  1 1  .;;s.-..  l),.<-,.mber  i::,  isso,  for  $19,500,  and  in 
January,  1881,  for  $22.(t()0. 

Riverside  avenue,  east  side,  extending  from  7!»th  to  SOth  street  (207.1'''/4) 
and  extending  C9.8M!  on  79th  street,  35.8i|  „^  soth  street,  was  sold  January, 

1879,  to  Samuel  V.  Hoffman  for  $12,0(1(1:  in  June,  l.S7".i.  it  was  transferred 
for  $25,000;  in  November  of  the  same  year  again  for  $25.(100;  then  in  quick 
succession  to  Wm.  H.  Scott  and  Simon  Sterne  for  $;!5,(i(J0,  and  to  James 
Scobie  (February,  1880),  for  $39,500. 

In  May,  1879,  James  E.  Mallory  purchased  some  property  on  9th  avenue, 
west  side,  25.10  south  84th  street,  for  $7,000,  which  he  sold  on  March  10, 

1880,  to  John  B.  Conley  for  $10,.500. 

83d  street,  south  side,  225  west  8th  avenue,  50x102.2,  was  acquired  by 
Wm.  H.  Scott  in  May,  1879,  for  $10,000,  sold  in  1880  to  E.  H.  Nichols  for 
$19,2.50,  and  in  1882  to  William  Tilden  for  $2fi,000. 

Wm.  H.  Hewlett  in  1877  paid  $2,000  for  10th  avenue,  east  side,  102.2  north 
of  84th  street,  51x100,  and  sold  the  same  for  $5,000  in  April,  1881. 

On  December  6,  1877,  Edward  Kilpatrick  sold  to  Wm.  H.  Scott  for  $13,000 
85th  street,  south  side,  and  84th  street,  north  side,  350  east  9th  avenue, 
50x102.2,  who  in  1880  resold  to  Thos.  N.  Fowler  for  !j;20,000. 

In  1881  Edward  Clark  paid  $30,650  for  four  lots  on  south  side  85th  street, 
loo  west  8th  avenue,  which  were  purchased  by  the  seller  in  1870  for  $17,750. 


92 


A  HISTORY  OF  REAL  ESTATE, 


well  known  to  everybody  ventured  from  time  to  time  ujMjn  what 
was  in  greater  part  experimental  work.  The  future  of  the  West  Side 
of  eourse  was  quite  a  blank,  and  in  the  long  stretch  of  territory 
from  59th  street  to  the  Harlem  there  were  few  fixed  points  to  guide 
the  investor  in  determining  the  naturi.-  of  the  buildings  it  would  be 
most  profitable  to  put  uj).  At  5()th  street  the  undevelo]KHl  West 
Side  came  into  touch  with  a  rather  inferior  class  of  structures,  so 
that  one  could  guess  fairly  well  what  was  likely  to  l)e  the  line  of 
operations  for  some  few  l)locks  northward.  Eighth  avenue  or  Cen- 
tral Park  \\'est  and  Riverside  Drive  were  consecrated  in  the  imagi- 
nation of  property  owners  to  the  uses  of  millionaires,  and  from  the 
first  the  price  demanded  for  lots  on  those  thoroughfares  was  prac- 
tically prohibitory  so  far  as  the  spectdative  builder  was  concerned. 
Elsewhere  the  elevated  road  stations  at  yzd,  81  st  and  93d  streets 
attracted  the  builder  like  magnetic  points,  although  the  early 
operators  were  even  there  groping  in  the  dark.  Xo  one  could  feel 
sure  as  to  whether  he  was  working  in  what  would  be  a  tenement 
district  or  a  region  of  first,  or  second,  or  third-class  residences. 
Indeed,  in  1881  plans  were  filed  for  tenements  to  be  erected  on 
the  north  side  of  72d  street,  100  feet  west  of  Xinth  avenue.  They 
were  never  built,  fortunately,  but  the  circumstance  shows  in  what 


A  lot  on  90th  street,  ncu-th  j--ide,  4(l(i  west  Sth  avenue,  that  sold  in  ISTS  for 
$3,500  was  sold  in  1881  fi.r  ."SJ.li.'.d. 

9th  avenue  and  90th  street,  northeast  corner,  lun.Si:.xl(Hi.  was  bought  by 
John  H.  Tingue  February,  1880,  for  $11,200,  and  sold  a  year  later  to  David 
B.  Alger  for  $14,000. 

Certain  property  on  the  Boulevard,  east  side,  south  of  95th  street,  which 
sold  in  1878  for  .-<;!, 7n(i.  was  j.urchased  by  Alonzo  R.  Hamilton  in  ]SS((  for 
$8,000. 

101st  street,  ncrtli  si.l.  .  17  1  1  wist  '.(th  avenue,  lOxlKO.ll  (with  building), 
sold  in  1878  for  .-i^l'.^^.ji i,  and  in  ilay,  INSO,  for  $3,500. 

9th  avenue,  east  side,  25.3  north  105th  street,  25.Sx1ihi,  was  acciuirt-d  by 
the  Mutual  Life  Insurance  Co.  in  1878  fur  -SI. Odd.  Tlie  Comiiany  sold  it  in 
1880  for  $3,000,  and  in  18S1  it  was  resold  to  Patrick  Connelly  for  -SI.  subject 
to  a  mortgage  of  $5,500. 

100th  street,  north  side,  175  east  9th  avenue,  2.5x100.11,  and  101st  street, 
south  side,  150  east  9th  avenue,  50x100.11.  was  purchased  by  Simon  Sterne 
January  16,  1880,  for  $7,500  (mortgage  S;1.781).  who  ,,n  March  23d  of  the 
same  year  resold  to  Benjamin  F.  Romaine  foi-  .^'.l.coo  isann-  niortsasrc). 

109th  street,  north  side,  250  east  lOtli  i.x  .  nu-.  ."nx  ri;ilf  Mo,  k,  aii>l  llnth 
street,  south  side,  250  east  10th  avenue.  .Mix  haii  hio,  k.  was  smM  in  1  s79 
for  $8,175  by  Max  Oppenheimer,  and  in  Inmi  was  resold  by  the  i.ur.  baser, 
Samuel  A.  Lewis,  for  .S15..-.00. 

The  foregoing  instances,  taken  quite  at  random  from  the  records  of  the 
period,  are  sufht  ient  to  indicate  the  general  advance  in  prices  of  West  Side 
property  that  was  in  progress  in  1879-80— an  upward  movement,  by  the  way, 
which  continued  with  marked  results  for  ten  years.    It  must  not  be  for- 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK. 


great  obscurity  as  to  the  future  the  builder  was  naturally  enveloped. 
The  Clark  houses  constituted  another  fixed  point,  and  up  in  West 
Harlem  something  had  already  been  done  in  spots  to  determine 
local  character.  The  rest  was  a  wilderness  of  confusing  possibili- 
ties, and  it  is  curious  to  notice  how  far  many  of  the  early  antici- 
pations were  from  the  reality.  Riverside  Drive  and  Central  Park 
\\'est  would,  it  was  thought,  be  seized  upon  first  of  all  the  avenues 
on  the  \\'est  Side  by  the  wealthy  as  the  sites  of  mansions  that  would 
splendidly  eclipse  anything  and  everything  on  Fifth  avenue.  Tenth 
or  Amsterdam  avenue  was  preferred  to  Ninth  or  Columbus  avenue. 
The  Boulevard  was  to  be  the  seat  of  lordly  pleasure  houses,  and 
Eleventh,  or  ^^'est  End  avenue,  to  which  small  thought  was  given, 
was  consigned  by  many  to  Ije  the  location  of  household  stores.  The 
future  of  property  on  Alorningside  Hill  was  regarded  as  very  prom- 
ising. Islnch  of  its  was  owned  by  the  Leake  and  A\'atts  Asvlum 
and  by  the  Society  of  the  Xcw  York  Hospital.  The  former 
owned  three  Ijlocks  lietween  Morningside  avenue,  Tenth  avenue, 
iioth  and  113th  streets.  The  Hnspital  Sijciety  owned  the  entire 
tract  with  the  exception  oi  a  few  luts  between  112th,  120th  streets, 
Tenth  avenue  and  the  I'.roadway  Boulevard,  together  with  a  large 
piece  west  of  the  Boulevard,  north  of  ii6th  street,  leaving  only  a 

gotten,  however,  that  the  prices  we  have  given  for  1S79-80  were  still  far 
below  those  that  ruled  in  1871-1872.  as  the  following  table  shows: 

Prices.  Prices. 

1871-1872.  ISSO. 

N  w  cor  8th  av  and  62d  st.  four  lots  .iil30,000   

N  w  cor  8th  av  and  fi;^d  st,  three  lots   .'fiGo.OOO 

S  w  cor  8th  av  nn  l  'W.li  -t,  fnur  lots   ll.-i,00(l 

S  w  cor  8th  '  rnd  one  st  lot,  five  lots   120,(X)0   

W  s  8th  av,  Iv  I  '  -.             .  .     sts.  three  lots   45,000 

W  s  Sth  av.  IM  'M  l.    in.i  i;Mh  sts,  two  lots   50,000 

Sth  av.  2.-.  n        -i         im   25,000 

Front.  r.4th  Tm  c.-.Ui  st  and  two  lots  on  6.5th  st,  ten  lots.  .  255,000  .... 

S  s  c,sth  st,  .'iL'">  A  Mh  av.  three  lots   '15,000 

S  S  (iSth  st,  M2.")  w  Nth  av,  three  lots   fli.OOO 

S  s  68th  st,'  bet  8th  and  9th  avs.  six  lots   42,000 

N  s  69th  st,  beginning  lOd  e  9th  av,  fourteen  lots   91,000 

S  w  cor  Sth  av  and  70th  st,  and  two  street  lots,  six  lots.  .  130,000  .... 

S  w  cor  8th  av  and  76th  st,  three  lots                                   83,000  30,000 

Av  lots,  bet  76th  and  77th  sts,  two  lots                               .55,000  ^.  . .  . 

Av  lots,  bet  Slst  and  82d  sts,  two  lots   27,000 

N  w  cor  Sth  av  and  8Sth  st,  two  lots                                    47,000  28,000 

X  w  cor  Sth  av  and  Slst  st,  two  lots   2.3,000 

N  w  cor  Sth  av  and  82d  st,  one  avenue  and  two  street 

lots,  three  lots    2o,000 

X  w  cor  Sth  av  and  S.'.th  st,  four  avenue  lots,  four  street 

lots,  one  gore,  eight  lots   95,000 


94  A  HISTORY  OF  REAL  ESTATE, 

comparatively  small  number  of  lots  for  private  owners.  For  the 
strip  on  Morningside  avenue,  from  113th  street  to  I22d  street, 
averaging  about  500  feet  in  width  and  on  the  front  along  the  ave- 
nue, exclusive  of  the  Leake  and  Watts  asylum,  there  were  only  about 
ten  owners  in  all.  They  were:  Emanuel  Garcia.  Frederick  de 
Peyster,  General  Jas.  Watts  de  Peyster,  James  J.  Goodwin,  Joseph 
W.  Drexel,  Dwight  H.  Olmstead,  The  Central  National  Bank, 
Tracy,  Olmstead  &  Treacy,  Mary  G.  Pinckney  and  James  Rufus 
Smith.  Among  the  large  owners  of  inside  or  street  lots  were  But- 
ler H.  Bixby,  Roscoe  Conkling  and  Dr.  B.  W.  McCready. 

John  Jacob  Astor  expressed  it  as  his  opinion  in  1879  that  build- 
ing would  start  from  72d  street  and  move  from  that  point  south- 
ward and  crowd  out  the  shanties ;  whereas  others  suggested  that  the 
city  was  destined  to  grow  up  the  Fifth  avenue  side  of  the  town  and 
then  swing  across  iioth  street  to  Morningside  Hill.  Neither  view, as 
we  know,  w-as  entirely  correct.  Seventy-second  street  was  the 
starting  point  of  one  set  of  operations,  which  moved  in  all  direc- 
tions from  that  centre,  but  chiefly  northward.  Similar  centres  were 
also  established  at  the  elevated  stations  at  81  st  and  93d  and  104th 
streets — points,  by  the  way,  which  mark  the  several  high  elevations 
of  land  on  the  West  Side.  As  to  the  "swing-across-town"  theorv, 
it  was  correct  in  principle,  but  the  cross  movement  was  not  made 
at  iioth  street  but  at  125th  street.  It  is  needless  to  point  out  the 
determining  influence  in  all  this  exerted  by  the  elevated  roads.  To 
sum  up:  The  earliest  development  of  the  West  Side  tended  north- 
ward from  72d  street,  and  north  and  south  of  125th  street,  the 
greatest  activity  at  first  being  in  the  upper  locality. 

It  w^as  perhaps  as  early  as  1880  that  what  may  be  termed  the 
overflow  from  the  East  Side  began  to  trickle  into  the  northern 
part  of  the  W^est  Side.  Rents  in  Harlem  proper  in  that  year  were 
advancing  rapidly  and  the  beneficial  influence  of  the  Third  avenue 
elevated  road  was  stimulating  building  at  the  northern  end  of 
the  island,  along  125th  street  and  other  adjacent  cross  streets.  A 
demand  for  upper  W^est  Side  lots  arose  and  prices  began  to  move 
upward.  In  1879  August  Belmont  sold  the  block,  St.  Nicholas  and 
Seventh  avenue,  112th  and  113th  streets,  for  $150,000.    The  plot 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  95 

looxioo.ii  on  125th  street,  south  side,  150  feet  west  of  Eighth 
avenue,  inchiding  looxioo.ii  on  124th  street,  north  side,  150  feet 
west  of  Eighth  avenue,  which  sold  for  $10,000  in  1878,  brought 
$21,000  the  next  year,  while  the  plot  100.11x125  on  125th  street, 
southwest  corner  of  Tenth  avenue,  sold  at  $6,500  in  1879,  $11,000 
in  1880  and  $16,000  in  1882.  Considerable  purchases  on  and 
around  125th  street  toward  the  west  side  of  the  island  were  made 
in  1879  l^y  William  Jennings  Deniorest,  Simon  Sterne,  Edward  J. 
McGean,  John  D.  Phillips,  John  H.  Deane,  David  J.  Selignian,  The- 
odore W.  Myers,  Samuel  L.  Parish,  Edward  A.  Jackson,  John 
B.  Hillyer,  Edward  J.  King,  John  M.  Pinkney,  Richard  H. 
L.  Townsend,  Frank  Tilford,  Wm.  H.  Scott,  \Vm.  R.  Martin,  John 
H.  Hanki  nson.  Smith  Eh',  Jr.,  Wm.  D.  Whiting. 

In  1881  the  builder  was  quite  active  in  the  upper  West  Side. 
Among  the  early  pioneers  were  A.  A.  Teetz,  S.  O.  Wright,  R.  M. 
Strebeigh,  Kehoe,  Hubner,  Broas,  Moore,  Codling  &  Son,  Brown- 
ing, E.  S.  Higgins,  I.  E.  Wright,  J.  Van  Dolsen,  Cunningham, 
Thurston,  T.  Wilson,  J.  W.  Stevens,  Lynch,  Harlow,  Mulrein, 
Hutchinson.  The  field  of  operations  was  chiefly  between  Seventh 
and  Eighth  avenue,  126th  and  133d  streets.  Eighteen  hundred  and 
eighty-one  was  an  active  year  in  real  estate  in  all  parts  of  the  city. 
Prices  were  advancing.  Indeed,  since  1877  there  had  been  a  steady 
increase  in  the  number  of  transactions  as  well  as  in  the  amount  of 
money  invested.  General  business  was  good.  The  prices  of  labor 
and  material  were  advancing  and  there  was  a  good  demand  for 
both.  The  East  Side  reaped  the  larger  part  of  this  harvest,  but 
125th  street  was  a  fertile  tract,  along  which  some  of  the  seed  was 
scattered  into  the  West  Side.  The  lower  part  of  the  West  Side 
received  less  benefit.  The  Clark  operations,  at  72d  and  73d  streets, 
were  still  the  chief  ones,  but  in  1881  George  J.  Hamilton  began  to 
build  on  73d  street,  near  the  Clark  houses,  and  at  the  close  of  the 
year  there  were  eighteen  rows  of  buildings  in  course  of  erection  in 
the  district  south  of  125th  street.  Plans  were  filed  for  139  buildings 
calling  for  an  expenditure  of  $2,035,400. 

The  building  done  in  1882  did  not  vary  much,  either  in  extent  or 
character,  from  that  accomplished  in  188 1.    At  the  same  time  the 


A  HISTORY  OF  REAL  ESTATE, 


activity  was  sunicwliat  more  marked,  and  many  builders  hitherto 
at  work  in  other  parts  of  the  city  began  oijcrations  on  the  West 
Side.  Thus  John  \\\  Stevens  buih  a  smaU  row  of  dwellings  in  87th 
street;  John  G.  Prague  filed  plans  for  some  tenements  in  61st  street 
and  Ninth  avenue ;  Francis  Crawford  started  in  with  some  dwell- 
ings on  /  ist  street,  and  Michael  Brennan  built  a  small  experimen- 
tal row  on  69th  street.  George  W.  Hamilton,  also,  was  encouraged 
by  his  father's  operations  on  73d  to  follow  Mr.  Crawford's  example 
on  71st  street.  In  April  of  that  year  David  Christie  commenced 
work  on  Tenth  avenue  and  96th  street,  and  James  O'Friel  on  Ninth 
avenue  and  78th  street.  John  ]\Ialoy  thought  money  was  to  be  made 
by  building  on  Ninth  avenue  and  61  st  street,  while  Edward  Mor- 
rison was  imbued  with  the  same  idea  regarding  a  location  two  miles 
further  north  on  looth  street,  west  of  Ninth  avenue.  Furthermore, 
those  who  had  come  to  the  district  previously  were  there  to  stay. 
John  D.  Crimmins  and  Edward  Clark  commenced  the  erection  of 
new  rows,  the  former  at  92d  street  and  Ninth  avenue,  the  latter 
still  on  73d  street.  Geo.  Hamilton  returned  to  73d  street  later  in 
the  year,  this  time  west  of  Ninth  avenue.  While  these  enterprises 
were  fairly  well  distributed  the  centre  of  activity  was  in  the  imme- 
diate vicinity  of  72d  street,  although  on  that  street  itself  nothing- 
had  been  done  as  yet.  Altogether  there  were  plans  filed  for  177 
buildings  in  the  district,  their  estimated  cost  amounting  to  $3,159,- 
100,  against  954  buildings  costing  $14,990,375,  for  the  section  east 
of  Central  Park. 

Respectable  colonies  had  been  formed  in  the  neighborhood  of 
the  72d,  8ist,  93d,  104th  and  125th  street  elevated  railroad  stations, 
representing  an  investment  of  between  seven  and  eight  millions  of 
capital.  No  plans  had  been  filed  for  buildings  on  W'est  End  ave- 
nue, and  Tenth  avenue  was  apparently  more  popular  than  Ninth 
avenue,  which  was  only  in  the  process  of  being  paved.  Some  one 
suggested,  under  the  illusion  that  the  latter  avenue  was  to  be  cov- 
ered with  dwellings,  that  it  would  be  a  good  idea  to  situate  the 
houses  as  far  back  from  the  building  line  as  would  be  consistent 
with  the  depth  of  the  lot,  and  plant  a  row  of  trees  in  front  to  pre- 
vent the  occupants  from  being  annoyed  by  intrusive  cinders  from 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


the  elevated  engines.  This  ingenious  method  of  defense  did  not, 
however,  commend  itself  to  builders.  The  year  1883  saw  a  con- 
tinuance of  the  progress  made  the  year  before,  without,  however, 
any  notable  acceleration  of  pace.  Fred.  Kruse  began  building  on 
Tenth  avenue,  Samuel  Colcord  on  79th  street,  Casper  M.  Lawson 
on  looth  street.  Christian  Kruse  on  83d  street,  A.  Alonzo  Teets  on 
122(1  street,  John  Richards  and  James  Phelps  on  61  st  street,  George 
Huhn  on  67th  street,  Benj.  Wallace  on  looth  street,  S.  H.  Mapes 
on  10th  avenue,  R.  Townsend  on  looth  street,  Hugh  Blesson  on 
76th  street,  and  Richard  Deeves  on  83d  street.  Other  names  which 
may  be  mentioned  are:  E.  M.  Wadsworth,  J.  W.  Guntzer  and 
Richard  Chaffy.  At  the  same  time  many  builders  who  had  entered 
the  district  in  previous  years  continued  their  operations  with  un- 
abated confidence  and  apparently  with  unvarying  success. 
Throughout  the  year  plans  were  filed  for  183  buildings,  to  cost 
$3,398,075.  Building  on  the  East  Side,  however,  still  continued  to 
be  far  more  important  in  respect  to  the  extent  of  operations  than 
that  on  the  West  Side. 

Several  large  auction  sales,  joined  to  the  greater  facilities  for 
access  furnished  by  the  elevated  roads,  served  to  advertise  the 
West  Side  immensely.  At  the  Carman  sale,  on  March  25,  1880,  257 
lots,  between  148th  street  and  Highbridge  Park,  were  disposed  of 
for  $181,609.  As  the  buyers  refused  to  take  title,  owing  to  legal 
difficulties,  a  resale  of  the  property  was  held  in  April,  1881.  The 
first  of  the  two  famous  Jumel  sales  was  held  May,  1882,  and  the 
second  in  November,  1,058  lots  north  of  159th  street  being 
knocked  down  for  a  total  of  $544,830.  Another  important  sale 
was  that  by  the  Mutual  Life  Insurance  Company  of  improved 
property  and  227  vacant  lots,  mostly  on  the  West  Side,  in  70th, 
8oth  and  90th  streets,  and  northward  to  158th  street.*  The  dis- 
persion of  property  formerly  held  by  a  few  individuals  into  the 
possession  of  many  was  an  advantageous  circumstance,  and  one 
that  favored  the  promotion  of  building  operations.  But  the  ball 
moved  slowly.  As  we  have  said,  the  speculative  builder  was  not 

*For  particulars  of  these  and  other  noted  auction  sales,  see  Appendix. 


7 


98 


A  HISTORY  OF  REAL  ESTATE, 


ready  for  the  West  Side,  and  tlie  work  of  opening  up  the  new 
territory  for  the  habitation  of  the  multitude  could  not  be  accom- 
plished without  liim.  Eighteen  hundred  and  eighty-three  was 
not  a  very  good  year  for  general  business,  and  real  estate  slightly 
felt  the  mild  depression.  A  considerable  amount  of  buying  and 
building  was  done  in  the  upper  part  of  the  W'l'st  Side,  and  in  the 
lower  part  new  accessions  from  the  ranks  of  the  solider  builders 
on  the  East  Side  were  made.  George  W.  Hamilton,  who  con- 
tributed so  much  to  the  early  development  of  the  West  Side,  was 
busy  in  the  vicinity  of  72d  street  and  9th  avenue ;  Samuel  Colcord 
filed  plans  for  houses  on  79th  street.  The  building  up  of  72d  street 
was  conmienced  in  earnest.  Cornelius  ^\^  Luyster,  in  connection 
with  James  R.  Smith,  had  plans  prepared  by  D.  &  J.  Jardine  for 
ten  four-story  brownstone  dwellings,  to  be  erected  on  the  north 
side  of  72d  street,  100  feet  east  of  loth  avenue;  on  the  south  side 
of  the  same  street,  300  feet  west  of  9th  avenue,  Francis  Crawford 
prepared  to  build  by  acquiring  four  lots  with  building  loan  at  a 
cost  of  $58,000.  B.  C.  \\'etmore  tiled  plans  for  another  lot  of 
dwellings  on  72d  street,  between  (;th  and  loth  avenues.  Edward 
Hatch  announced  that  he  would  erect  eight  tenements  on  the  north 
side  of  6ist  street,  between  loth  and  nth  avenues;  E.  Purcell  had 
similar  plans,  but  for  only  four  buildings,  on  the  south  side  of 
60th  street,  200  feet  west  of  loth  avenue.  Alichacl  Brennan  was 
associated  with  ^Ir.  Purcell.  In  the  same  year  John  'SI.  Ruck 
filed  plans  for  a  flat  to  be  built  on  9th  avenue,  at  the  northwest 
corner  of  71st  street.  L  M.  (irenell  undertook  three  dwellings  on 
the  north  side  of  87th  street,  west  of  9th  avenue;  Christian  lilinn 
filed  plans  for  six  dwellings  on  78th  street,  west  of  9th  avenue.  S. 
H,  Mapes  determined  to  build  tenements  on  the  w-est  side  of  loth 
avenue,  125  feet  north  of  74th  street.  Terence  Farley  purchased 
five  lots  on  the  southwest  corner  of  9th  avenue  and  73d  street  and 
other  adjacent  property,  and  Richard  Deeves  had  ]ilans  made  for 
dwellings  on  the  north  side  of  82(1  street,  175  feet  east  of  9th 
avenue. 

Most  of  the  foregoing  names  the  reader  will  recognize  as  those 
of  operators  who  have  played  very  important  parts  in  the  develop- 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


99 


ment  of  the  West  Side.  The  greater  part  of  the  new  work  was  in 
the  neighborhood  of  /2d  street  and  along  or  between  gth  and 
loth  avenues,  and  small  in  amount  as  the  new  work  was  in  these 
early  years  it  was  of  unusual  importance  because  these  initial  op- 
erations did  so  much  to  determine  the  character  of  the  cross  streets 
and  longitudinal  avenues.  Eighteen  hundred  and  eighty-two  and 
1883  were  the  years  when  the  outposts  of  the  coming  army  of 
builders  were  established  and  it  is  noteworthy  that  so  many  of 
these  first  operators  should  be  the  very  men  who  subsequently  were 
the  most  active  in  developing  the  West  Side.  Over  one  hundred 
buildings  were  projected  or  commenced  in  1883.  Of  apartment 
houses  thirteen  were  under  way  in  May,  costing  $209,000.  North 
of  69th  street  and  south  of  iioth  there  were  seventy-seven  dwell- 
ings under  way,  costing  $1,192,500. 

As  to  the  upper  West  Side,  the  distribution  of  the  Carman  and 
Jumel  estates  had  an  excellent  efifect.  The  northwest  side  of  the 
island  seemed  the  most  unpromising  of  any  section  south  of  the 
Harlem  River.  It  was  the  most  remote  from  the  business  quarter, 
and  not  accessible  by  the  ordinary  routes  of  travel.   But  the  dis- 


The  following  table  shows  the  buildings  projected  on  the  West  Sid?  in  the 
spring  of  188:!: 

Boulevard,  w  s,  60  n  60th  st,  4-sty  and  basement  brk  and  brownstone 
apartment  house,  J.  H.  Gautier,  cost,  .$40,000;  Boulevard,  e  s,  79.4  n  74th  st, 
3-sty  brk  club-house  and  store,  John  D.  Crimmins,  $8,000;  Boulevard,  n  e 
cor  83d  st,  two  5-sty  brk  and  stone  stores  and  tenem'ts.  Christian  Cruse, 
total  cost,  $30,000;  59th  st,  Nos.  303,  305  and  307  W.,  4-sty  brk  stable, 
owner,  O.  L.  Jones;  60th  st,  No.  215  W.,  5-sty  brownstone  dwell'g,  Thos. 
Cowman,  $15,000  ;  60th  st,  No.  217  W.,  o-sty  brk  apartment  house,  Julia 
Mullaly,  $20,000;  60th  st,  s  s,  200  w  10th  av,  5-sty  brownstone  tenem't, 
Edward  Purcell;  60th  st,  s  s,  219  w  10th  av,  three  5-sty  brownstone  tene- 
ments, same  as  last;  60th  st,  Nos.  285  and  287,  w  11th  av,  two  4-sty 
brk  and  brownstone  stores  and  tenem'ts,  Mrs.  M.  J.  Largau,  each  $9,000; 
61st  St.  n  s,  200  e  10th  av,  ."i-sty  brownstone  tenem't,  $24,000;  61st  st,  s  s, 
100  w  10th  av,  5-sty  brk  tenem't,  Claus  Ahrenz.  S;i2,nO(i;  01st  st,  s  s,  125  w 
10th  av,  five  5-sty  brownstone  tenem'ts,  John  Richards,  each  $23,000;  61st 
st,  s  s,  350  w  10th  av,  two  5-sty  brownstone  tenem  ts,  James  Phelp.  each 
$18,000;  61st  st.  No.  532  W.,  5-sty  brk  tenem'ts,  Patrick  O'Reilley,  $14.fl00; 
62d  st,  s  s,  75  w  Boulevard,  2-sty  brk  office  stalls  and  dwell'g,  Jacob  Stock- 
inger,  $1,500;  67th  st,  No.  1-20  W.,  1-sty  brk  stable,  Wm.  Skelly.  $1,500; 
67th  st,  150  w  loth  av.  two  5-sty  Isrownstone  tenem'ts,  P.  Netter,  each 
$16,000;  67th  st,  n  s,  w  11th  av,  eight  4-sty  brk  tenem'ts.  George  Kuhn,  each 
$10,000;  69th  st,  s  s,  lOn  w  11th  av.  ar.d  69th  st,  n  s,  200  w  Kith  av,  twelve 
5-sty  brk  tenem'ts,  E.  A.  Davis,  each  .-<18,(i00;  11th  av,  n  w  cor  68th  st,  one 
1-sty  brk  store  and  dwell'g.  Michael  Flick,  $1,500;  69th  st,  n  s,  125  w  10th 
av,  2-sty  brk  dwell'g,  Harriet  I.  Potter,  $6,000;  71st  st,  s  s.  80  w  9th  av, 
five  4-sty  brownstone  dwell'gs,  George  W.  Hamilton,  total  cost  $100,000; 
72d  st,  s  s,  100  e  10th  av,  five  4-sty  brownstone  dwell'gs,  Geo.  J.  Hamilton, 
total  cost  $130,000;  72d  st,  n  s,  300  e  10th  av,  three  4-sty  brownstone  dwell- 
ings Margaret  Crawford,  each  $20,000;  72d  st,  s  s,  400  e  10th  av,  five  4-sty 


lOO 


A  HISTORY  OF  REAL  ESTATE, 


tribution  of  the  Carman  and  Jumel  estates  had  a  very  wholesome 
efifect.  The  purchasers  who  were  attracted  by  the  low  price  of  the 
lots  were  not  willing  to  pay  taxes  and  assessments  for  ten  or  fifteen 
years  without  some  return  from  the  property,  and  hence  com- 
menced to  build.  A  sale  of  lots  in  the  spring  of  1883  above  140th 
street  and  8th  avenue  told  the  story  of  the  increased  favor  in  which 
this  part  of  the  city  was  held.  There  was  a  surprisingly  large  ad- 
vance in  the  price  of  lots  as  compared  with  the  sales  made  when 
the  Carman  and  Jumel  estates  were  auctioned  ofT.  During  the  first 
half  of  1883  102  buildings,  aggregating  $386,650,  were  projected 
west  of  8th  avenue  and  north  of  140th  street.  The  proposed  im- 
provement of  the  Harlem  River  doubtless  encouraged  building  in 
this  district,  but  the  unexpectedly  large  number  of  plans  filed  dur- 
ing the  six  months  in  question  was  primarily  due  to  the  fear  en- 
tertained by  property-holders  that  the  Legislature,  then  in  session, 
would  extend  the  fire  limits  over  the  whole  of  the  island.  Accord- 
ingly, with  few  exceptions,  the  plans  filed  were  for  frame  buildings, 
many  of  which  were  projected  merely  for  the  purpose  of  tempo- 
rarily paying  taxes,  assessments  and  interest. 


brownstone  dwell'gs,  Margaret  Crawford,  each  $25,000;  72d  st,  n  s,  100  e 
10th  av,  ten  4-sty  brownstone  dwell'gs,  James  R.  Smith  and  C.  W.  Luyster, 
average,  each  $25,000;  73d  st,  s  s,  275  w  9th  av,  3-sty  and  basement  brk 
and  brownstone  dwell'g,  Roberta  W.  Marsh;  73d  st,  s  s,  300  w  9th  av,  three 
4-sty  brownstone  dwell'gs,  Anna  McDonald,  average,  each  -$18,000;  73d 
st,  n  e  cor  10th  av,  one  4-sty  brk  flat,  Jonathan  Allen  and  ano.,  ,$22,000; 
73d  st,  n  s,  28  e  10th  av,  four  4-sty  brk  and  brownstone  dwell'gs,  J.  Allen 
and  ano.,  each  .$15,000;  78th  st,  n  s,  150  w  9th  av,  six  3-sty  stone  front 
dwell'gs,  Christian  Blinn,  each  $8,000  or  .$9,000;  78th  st,  n  s,  30  w  Broad- 
way, three  1-sty  brk  and  glass  greenhouses,  David  Clark,  total  cost  $1,200; 
79th  st,  s  s,  350  w  9th  av,  five  3  and  4-sty  brownstone  dwell'gs,  Samuel 
Colcord,  about,  each  $10,000;  82d  st,  n  s,  225  e  9th  av,  six  4-sty  brk  dwell- 
ings, Mrs.  Mary  M.  Williams,  each  $11,250;  83d  st,  s  s,  225  e  9th  av,  six 
4-sty  brk  tenem'ts,  same  as  last,  each  $11,250;  85th  st,  s  s.  300  e  lUth  av, 
2-sty  and  cellar  brk  dwell'g,  John  Campbell,  $2,500;  86th  st.  n  s,  90  w  10th 
av,  2-sty  brk  and  stone  chapel,  Eighty-foui-th  Street  Presbyterian  Church, 
$20,000;  87th  st.  n  s,  175  w  9th  av,  three  3-sty  brownstone  dwell'gs,  I.  M. 
Grenell,  each  $9,000;  100th  st,  n  s,  300  w  9th  av,  four  5-sty  brownstone 
apartment  houses,  Casper  N.  Lawson,  each  $9,000;  104th  st,  s  s,  250  w  9th 
av,  2-sty  brk  dwell'g,  Mrs.  C.  A.  Brown,  .$5,500;  lOGth  st,  s  s,  100  e  9th  av, 
two  4-sty  brk  and  brownstone  apartment  houses.  Mrs.  M.  C.  Jackman,  each 
$15,000;  107th  st,  s  s,  175  w  9th  av,  2-sty  brk  shop,  Julius  Bush.  $1,500;  8th 
av,  n  w  cor  86th  st,  frame  grand  stand,  Manhattan  Athletic  Club,  $3,000: 
9th  av,  n  w  cor  71st  st,  4-sty  brownstone  store  and  flat,  John  M.  Ruck, 
$20,000;  9th  av,  w  s,  69.2  n  71st  st,  two  4-sty  brownstone  dwell'gs,  same  as 
last,  each  $10,000;  71st  st,  n  s,  20  w  9th  av,  five  3-sty  brownstone  dwell'gs, 
same  as  last,  each  $12,000;  9th  av,  e  s,  25.2  n  liiOth  st,  1-sty  dwell'g.  Anna 
Harms,  $2,000;  9th  av,  n  w  cor  lOOth  st,  four  5-sty  l-rk  and  stone-trimmed 
tenem'ts.  Benjamin  Wallace,  each  $9,000;  10th  av,  w  s,  75  n  74th  st,  5-sty 
brownstone  nat,  S.  H.  Mapes,  $23,000. 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK. 


During  the  year  1883  plans  were  filed  for  183  buildings,  to  cost 
$3,398,075,  between  59th  and  125th  streets,  west  of  8th  avenue. 
In  the  same  period  849  buildings,  to  cost  $13,754,047,  were  filed 
for  the  East  Side — a  comparison  which  shows  more  clearly  than 
any  description  where  the  real  seat  of  operations  was  at  that  time. 
In  the  following  year,  1884,  however,  the  West  Side  movement  be- 
gan to  assume  large  pr-oportions.  The  activity  on  the  East  Side 
was  declining.  Land  there  had  become  relatively  dear  and  specula- 
tion was  beginning  to  reach  the  end  of  its  resources.  As  we  have 
seen,  the  failure  of  Deane,  Hawkes  et  al.,  was  not  for  off.  In  1884 
335  buildings,  to  cost  $6,675,490,  were  planned  for  on  the  West 
Side.  People  began  to  make  the  discovery  that  class  for  class 
houses  were  cheaper  on  the  West  Side  than  on  the  East  Side,  and 
this  assisted  in  sending  buyers  into  the  new  territory  which  the 
builder  was  beginning  to  invade.  In  this  year  John  D.  Crimmins 
had  plans  made  for  houses  on  68th  street,  between  9th  and  loth 
avenues:  so  did  Edward  J.  King,  on  71st  street;  Ralph  F. 
Townsend,  on  \\'est  End  avenue,  west  side,  south  of  io2d  street; 
David  H.  Knapp,  loth  avenue,  southeast  corner  105th  street; 
William  Noble,  83d  street,  south  side,  east  of  9th  avenue,  and 
Daniel  Herbert.  8ist  street,  north  side,  200  feet  east  of  loth  ave- 
nue ;  Henry  r)Ornkamp,  9tli  avenue,  east  and  west  sides,  between 
95th  and  96th  streets.  Joseph  F.  Navarro,  who,  despite  his  large 
operations  on  59th  street,  and  on  the  East  Side,  had  made  con- 
siderable investments  in  recent  years  in  West  Side  property,  filed 
plans  for  (but  did  not  erect)  four  twelve-story  flats  on  8th  avenue, 
west  side,  between  8ist  and  82d  streets,  the  site  upon  which  the 
Hotel  Beresford  now  stands.  Geo.  C.  Edgar  undertook  to  build 
on  the  north  side  of  70th  street,  100  feet  west  of  9th  avenue; 
Samuel  Colcord  on  the  north  side  of  79th  street,  west  of  9th  ave- 
nue ;  Charles  L.  Guilleaume  on  the  north  side  of  87th  street,  325 
feet  west  of  9th  avenue. 

The  building  movement  continued  to  be  especially  marked  in  the 
neighborhood  of  the  elevated  road  stations.  It  was  encroaching 
upon  the  vacant  ground  up  to  74th  street,  and  a  good  part  of  the 
ground  around  8ist  street;  71st  to  73d  street  was  largely  built 


I02 


A  HISTORY  OF  REAL  ESTATE, 


over,  and  this  was  also  the  case  with  82d  and  83d  streets.  On  the 
latter  twenty-one  private  residences  were  to  be  erected,  or  in  pro- 
cess of  erection.  Seven  of  these  were  built  by  William  Noble,  three 
by  D.  &  J.  Jardine,  the  architects,  and  two  by  Thomas  Cochrane. 
The  first  stories  of  Architect  George  W.  Da  Cunha's  three  houses 
were  making  their  a])pearance  above  ground  while  the  six  residences 
erected  by  Richard  Deeves  were  rapidly  approaching  com- 
pletion. The  same  owner  was  building  three  similar  houses 
on  82d  street.  Further  west,  between  9th  and  loth  avenues,  and 
on  the  same  streets,  the  vacant  ground  for  building  purposes  was 
decreasing  month  by  month.  Going  north,  the  building  activity 
was  running  beyond  the  104th  street  "L"  station.  A  number  of 
houses  were  going  up  on  9th  avenue,  96th,  97th  and  98th  streets, 
near  9th  avenue,  and  it  was  declared  that  in  a  few  years  lots  in  this 
direction  would  become  as  valuable  as  in  the  neighborhood  of  the 
72d  and  81  st  street  elevated  road  stations. 

In  the  beginning  of  the  year  1885  the  prospect  ahead  for  real 
estate  was  not  the  brightest.  There  had  been  trouble  in  Wall 
street  during  the  previous  year,  there  were  bad  times  in  Europe, 
and  the  unusually  hot  political  contest  between  Blaine  and  Cleve- 
land had,  or  was  supposed  to  have  had,  an  unsettling  effect  upon 
the  country.  Builders,  moreover,  had  been  hampered  by  a  number 
of  petty  strikes  with  their  employes.  The  failures  on  the  East  Side 
and  the  practical  failures  of  many  big  apartment  houses  to  return 
sufBcient  interest  on  the  money  invested  had  contributed  to  create 
something  of  an  adverse  opinion  as  to  the  profitableness  of  real 
estate.  However,  before  1885  closed  these  clouds  had  quite  blown 
over,  and  in  the  new  revival  the  W^est  Side  emerged  as  the  recog- 
nized speculative  area  of  the  city.  The  operators  already  at  work 
in  that  district  undertook  new  and  larger  enterprises  and  they 
were  joined  by  nearly  all  the  larger  builders  in  the  city.  J.  G. 
Prague  filed  plans  for  dwellings  on  73d  street ;  Lamb  & 
Rich  for  twelve  dwellings  on  the  southwest  corner  of  75th 
street  and  West  End  avenue ;  Gillie,  Walker  &  Lawson  for 
tenements  on  62d  street,  west  of  9th  avenue ;  E.  S.  Auchniuty  for 
one  apartment  house  on  the  southwest  corner  of  9th  avenue  and 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


93d  street ;  Samuel  Colcord  for  residences  on  the  north  side  of 
8ist  street,  between  9tli  and  loth  avenues;  Robert  Auld  for  resi- 
dences on  94th  street,  west  of  8th  avenue ;  George  W.  Rogers  for 
ten  tliree-story  dwelHngs  on  tlie  northwest  corner  of  the  Boulevard 
and  84th  street.  George  R.  Reade  sold  for  S.  T.  Meyer  &  Son 
twelve  lots  on  New  avenue,  extending  from  104th  to  105th  streets, 
for  $55,000,  to  the  Protestant  Half-Orphan  Asylum,  and  at  the 
Drake  estate  sale,  held  in  April  of  this  year,  four  lots  on  the  south- 
west corner  of  86th  street  and  nth  avenue  w'ere  sold  to  Francis  M. 
Jencks  for  $14,650,  and  four  lots  on  87th  street  and  nth  avenue 
were  secured  at  private  sale  by  Jacob  Lawson  and  C.  S.  Wescott 
for  $10,000.  Chas.  Batchelor  filed  plans  for  five  dwellings  on  the 
north  side  of  72d  street,  175  feet  west  of  9th  avenue;  Edgar  & 
Sons,  for  four  dwellings  on  70th  street,  west  of  (;th  avenue  ;  Wm. 
Noble  for  residences  on  the  north  side  of  76th  street,  west  of  9th 
avenue;  M.  Brennan  for  residences  on  the  north  side  of  76th  street, 
west  of  9th  avenue,  and  Henry  Maihrunn  for  a  residence  on  78th 
street,  west  of  9th  avenue,  from  ])laiis  hy  Alfred  Zucker  &  Co., 
architects. 

By  this  time  the  attention  of  the  city  was  directed  to  the  phenom- 
enal progress  which  had  been  made  ])y  the  West  Side  during  the 


This  list  contains  all  the  building:  plans  filed  from  the  1st  of  December, 
1SS4,  to  May,  1885,  in  the  district  west  of  8th  avenue,  and  extending  from 
65th  to  135th  street.  The  total  number  of  houses  to  be  erected  according 
to  the  plans  amounted  to  l.'.T.  the  estimated  cost  of  which  is  $2,314,500. 
It  is  safe  to  say  that  .S2,(MlO,000  would  not  cover  the  cost  of  the  buildings, 
the  foundations  of  which  were  laid  within  the  specified  five  months: 

65th  St,  n  s,  w  8th  av,  five  flats,  James  Philp,  cost  .'.i.  h  .*:;(), (UHI:  (;.-,th  st. 
s  s,  w  10th  av,  one  tenement,  Henry  Meyer,  .$1().(i(mi;  CiUh  .^.i.  n  s,  \n  S  li  av. 
two  tenements,  John  M.  Ruck,  each  .$17,500;  6Tth  st.  s  s.  w  Mh  a\-,  thr.'^  i.  n- 
ements,  John  M.  Ruck,  each  .$17, .".00;  70th  st,  s  s,  e  11th  av,  thrt-e  dwell- 
ings, Tracy  &  Van  Loon,  each  $12,000;71st  st,  n  s,  w  8th  av,  seven  dwellings, 
Owen  Donohue,  each  $12,000;  71st  st,  n  s,  w  8th  av,  three  dwellings,  Thomp- 
son &  Mickens,  each  $10,000;  71st  st,  n  s,  w  Grand  Boulevard,  seven  dwell- 
ings, Elizabeth  Steinmetz,  each  $12,000;  72d  st,  n  s,  w  9th  av,  five  dwellings, 
Chas.  Batchelor,  each  .$22,0(10;  75th  st,  n  s,  w  Boulevard,  five  dwellings, 
Daniel  D.  Brandt,  each  $11,000;  76th  st,  n  s,  w  9th  av,  seven  dwellings,  Mar- 
garet A.  Brennan,  each  $18,000;  76th  st,  n  s,  w  9th  av,  four  dwellings,  Wm. 
Noble,  each  $20,000;  76th  st,  n  s,  w  9th  av,  six  dwellings,  John  T.  and  James 
A.  Farley,  each  $20,000;  76th  st,  n  s,  w  9th  av,  twelve  dwellings,  John  S. 
Kelso,  Jr.,  total  $210,000;  78th  st,  s  s,  w  9th  av,  one  dwelling,  Henry  Mai- 
brunn,  $20,000;  81st  st,  n  s,  e  9th  av,  one  dwelling.  Christian  Blinn,  $40,000; 
84th  st,  n  w  cor  Boulevard,  ten  dwellings,  George  W.  Rogers;  87th  st,  n  s,. 
w  9th  av,  three  dwellings,  I.  M.  Grenell,  each  $9,500;  88th  st,  n  e  cor  West- 
ern Boulevard,  one  store,  Wm.  McCormack;  95th  st,  s  s,  w  9th  av,  twO' 
dwellings,  Edwin  and  Chas.  Eraser,  each  $6,000;  101st  st,  n  s,  w  11th  av. 
one  dwelling,  Robt.  T.  Bellchambers,  $12,000;  104th  st,  s  s,  e  Boulevard, 


I04 


A  HISTORY  OF  REAL  ESTATE, 


past  two  years.  As  we  have  shown,  the  whole  building  force  of 
the  city  seemed  to  have  been  transferred  from  the  East  to  the  West 
Side.  In  1885  plans  were  filed  for  689  buildings  to  be  erected  at 
a  cost  of  $10,686,284 — very  nearly  double  the  number  of  the  year 
before  and  equal  to  the  number  filed  during  the  same  year  on  the 
East  Side.  In  1886  money  was  easy,  the  general  state  of  the 
country  was  prosperous,  and  in  short,  conditions  of  every  nature 
favored  extensive  operations.  The  buildings  already  erected  on  the 
West  Side  had  sold  readily,  so  that  builders  were  inclined  and 
were  financially  able  to  undertake  new  responsibilities.  Early  in 
this  year  D.  Willis  James,  with  Messrs.  Prague  and  Power,  began 
his  extensive  operations  on  86th  street,  which  has  resulted  in  the 
erection  of  nearly  300  houses.  The  only  other  operators  whose 
enterprises  can  be  compared  in  magnitude  to  these  are  those  of 
the  Clarks,  and  those  of  W.  E.  D.  Stokes  and  his  affiliations  on 
West  End  avenue  and  elsewhere.  Mr.  Charles  Buck,  another  op- 
erator who  has  made  very  large  investments  of  the  highest  charac- 
ter on  the  West  Side,  also  began  to  build  in  that  district  in  1886, 
having  previously  confined  his  attention  to  the  fashionable  region 
in  the  lower  East  Side,  wherein  he  continued  the  work  of  Duggin 
&  Grossman. 

seven  dwellings,  Martha  A.  Lawson,  each  .'i!12.5nn;  lO.-.th  st,  s  s,  e  Grand 
Boulevard,  four  dwellings,  John  F.  Moore,  each  .?12,000;  9th  av,  s  w  cor  93d 
St,  one  apartment  house,  Mrs.  E.  S.  Auchmuty,  about  !F150,000;  9th  av,  n  w 
cor  94th  st,  and  s  w  cor  95th  st,  two  tenements  and  stores,  John  M.  Pink- 
ney,  each  .$14,000;  9th  av,  w  s,  n  94th  st,  eight  tenem'ts  and  stores,  John  M. 
Pinkney,  each  $1.3.000;  10th  av,  e  s,  92d  t'l  n:;a  st,  ono  brick  building-  (Home 
for  the  Aged),  Methodist  Episcopal  riiun  h  Tbniic,  .^liTi  di  ();  Imii  :\\-.  ii  ^\■  cor 

104th  st,  three  tenements.  Franklin  Thui  -i-n   ■  n.  s_'r  ii,  i  w  o,  .  sis.iioi). 

Sfil,000;  11th  av,  s  e  cor  T.'.th  st,  six  dwUn.^s.  .V;   i;ich;   Vi:\<\  st,  s  s, 

8th  to  St.  Nicholas  av,  six  dwellings,  II.  .losi-pliin,-  Wils.m.  c-ach  .S'.t.OdO; 
Same,  two  dwellings,  same,  each  .1(14,000;  125th  st,  s  e  ci.r  St.  Nicholas  av, 
five  stores  and  tenements,  James  Cassidy;  12Gth  st,  n  s,  e  St.  Nicholas  av, 
eight  dwellings,  The  Nassau  Building  Co.,  each  .1:12,0(10;  K'.lst  st,  n  s,  w 
10th  av,  one  hospital,  Manhattan  Dispensary,  $14,000;  8th  av,  w  s,  s  llfith 
st,  two  flats  and  stores,  James  Connor,  each  $22,000;  8th  av,  s  w  cor  IKlth 
st,  two  flats  and  stores,  James  Connor,  each  $17,000;  8th  av,  w  s,  s  12:!d  st, 
runs  to  St.  Nicholas  av,  one  store  and  dwelling,  John  M.  Pinkney,  $10,000: 
8th  av,  n  e  cor  12Gth  st,  one  tenement  and  store,  Marie  T.  McCormick, 
$25,000;  8th  av,  s  w  cor  133d  st,  one  tenement  and  store,  Peter  McCormack, 
$18,000;  8th  av,  w  s,  s  133d  st,  two  tenements  and  stores,  Peter  McCormack, 
each  $18,000;  8th  av,  w  s,  s  1.33d  st,  one  tenement  and  store,  Peter  McCor- 
mack, $18,000;  8th  av,  n  w  cor  134th  st,  four  stores  and  tenements,  L,.  Wei- 
her,  each  $10,000. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  105 


In  this  year,  1886,  the  number  of  plans  filed  was  948  and  the 
estimated  cost  of  buildings  $15,169,000.  In  1887  the  amount  in- 
vested had  increased  to  $16,607,975.  ^^'-^t  the  number  of  projected 
buildings  slightly  decreased,  to  824.  This  year  witnessed  the  cul- 
mination of  the  first  great  activity  on  the  West  Side.  Building  had 
been  slightly  overdone.  There  were,  as  a  consequence,  a  few  finan- 
cial disasters  and  many  builders  found  themselves  obliged  to  carry 
over  their  investments  into  another  year.  This  state  of  affairs 
checked  building  so  that  in  1888  there  were  only  522  buildings 
planned  for  at  a  cost  of  but  $10,383,500.  By  this  latter  year,  need- 
less to  say,  the  West  Side  as  we  know  it  to-day  was  clearly  de- 
fined. Riverside  avenue  and  Central  Park  West  were  still  neg- 
lected, but  the  character  of  all  the  other  avenues  was  settled.  As  to 
the  centre  of  activity  it  had  shiftcfl  northward  to  8rst  street,  but 
below  72d  street,  a  great  deal  of  work  was  in  progress.  When 
"The  Record  and  Guide"  made  its  first  canvass  of  the  West  Side, 
in  the  fall  of  1888,  it  was  found  that  between  April,  1886,  and 
April,  1888,  plans  had  been  filed  for  1,049  dwellings  and  522  flats 
and  tenements,  with  the  following  result: 


As  to  the  value  of  West  Side  lots  prices  naturally  were  steadily  advancing, 
as  the  following  typical  transactions  show: 

Jan.,  1877.  Oct.,  1885.  Sept..  1880. 

9th  av,  s  e  cor  124th  st,  7  lots   ipiO.OOO        .1:29.500  .$41,000 

Dec,  1885.  Sept..  188(i. 

9th  av,  n  e  cor  70th  st,  2  lots   .$20,000        .S28.000  .... 

Dec,  1885.  Mar.,  1S.8(!.    Oct.,  1886. 

9th  av,  s  e  cor  90th  st,  4  lots   .$31,900        .«4(i,(iO(»  .*i;|4,i)00 

Dec.  18*5.  Dor.,  I^sd     aI  m-..  IsSd. 
9th  av,  w  s,  bet  98th  and  99th  sts,  8  lota.  .  .$45,000        .S-M;  niiii  *ST-,()(i0 

Jan.,  1886.  Mar.,  1886.  Oct..  1SS6. 

8th  av,  w  s,  119th  to  120th  st,  8  lots  .$45,000        .$65,000  $75,000 

Nov..  1876.  Jan.,  1886. 

72d  st,  s  s,  175  w  8th  av,  4  lots   $.34,500  *$85,000   

Oct..  1879.  Nov.,  1879.  May,  188.5. 

72d  st,  s  s,  525  w  Sth  av,  4  lots   $39,000       $40,000  *$72,000 


♦Sold  to  a  builder. 


io6 


A  HISTORY  OF  REAL  ESTATE, 


Prom  From  Frc 

59-72.  72-81. 

Four-story  dwellings: 

No.  filed                         127  214  273  92  4  1  711 

Unfinished,  &c                18  78  64  20  0  0  180 

Rented,  &c                        3  23  20  2  1  1  50 

Sold                                26  56  75  .39  0  0  19() 

Unmarketed                      80  .57  114  31  3  0  285 

Three-story  dwellings: 

No.  filed                          10  39  59  121  76  33  338 

Unfinished,  &c                   0  3  15  17  45  12  92 

Rented,  &c                        4  9  0  5  10  0  28 

Sold                                  0  21  10  61  13  10  115 

Unmarketed                       6  6  34  38  8  11  103 

Flats: 

No.  filed                         34  20  27  50  23  8  162 

Unfinished,  &c                   0  2  3  7  4  0  16 

Rented,  &c                        7  2  0  2  1  0  12 

Sold                                  20  2  8  23  10  8  71 

Unmarketed                       7  14  16  18  8  0  63 

Tenements: 

No.  filed                          103  17  62  124  38  16  3(50 

Unfinished,  &c                 29  2  26  24  1  0  82 

Rented,  &c                        4  0  1  4  12  1  22 

Sold                                47  3  12  25  7  10  104 

Unmarketed                      22  12  23  71  18  5  152 

In  1889  plans  were  filed  at  the  ikiilding  Department  for  839 
buildings,  estimated  to  cost  $21,574,200,  and  with  this  record  we 

reach  the  banner  year  on  the  West  Side.  The  activity  of  that  twelve 

months  has  never  been  exceeded,  as  the  adjoined  table  shows: 


1885. , 
1886. . 
1887. . 


No. 

Estimated  Cost. 

612 

$9,480,284 

932 

14,904,000 

824 

16,607,975 

10.383,500 

839 

21,574.200 

804 

639 

1  I,.".;;  1.1  In 

645 

i:i.i5i,',i-j.-) 

443 

IT,  11 11, 45(1 

476 

10,440,775 

699 

20,860,820 

358 

11,563,775 

445 

13,471,350 

By  the  year  1890  the  permanent  character  of  the  several  localities 
on  the  West  Side,  between  59th  and  125th  streets,  may  be  said  to 
have  been  determined  by  the  improvements  described  in  the  fore- 
going. The  one  important  exception  was  Morningside  Heights, 
the  more  recent  development  of  which  demands  attention. 

The  improvement  of  real  estate  on  Morningside  plateau  efYected 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  107 

during  the  past  five  years  is  one  of  the  notable  achievements  in  the 
history  of  the  West  Side.  Five  years  ago  the  region  bounded  by 
iioth  and  I22d  streets,  Morningside  avenue  and  Riverside  Drive 
was  practically  empty  of  houses,  and  the  character  which  coming 
improvements  would  assume  was  a  matter  of  uncertainty.  To-day 
the  presence  of  Columbia  University,  the  Teachers'  and  Barnard 
Colleges,  and  some  thirty  high-class  dwellings  determine  the 
architectural  and  social  complexion  of  the  district. 

The  first  impetus  to  improvement  of  real  estate  on  the  plateau 
was  given  by  the  sale  of  part  of  the  grounds  of  Bloomingdale 
Asylum,  in  1889.  This  institution  was  owned  by  the  Society  of  the 
New  York  Hospital,  which  possessed  the  fee  of  between  forty  and 
fifty  acres  of  land  on  the  fairest  portion  of  the  heights.  When  the 
society  determined  to  remove  the  asylum  to  White  Plains  an  auc- 
tion sale  was  held  of  ninety-eight  lots  on  Amsterdam  avenue  (then 
called  loth  avenue),  the  Boulevard,  and  112th,  113th  and  114th 
streets.  The  sale,  which  took  place  on  April  4,  1889,  was  conducted 
by  Adrian  H.  Muller  &  Son,  and  the  prices  obtained  were  con- 
sidered satisfactory.  Lots  on  the  Boulevard  brought  from  $6,350 
to  $9,600  each  ;  on  Amsterdam  avenue,  from  $5,800  to  $8,600.  The 
113th  street  lots  realized  from  $4,450  to  $5,000;  the  lots  on  114th 
street  brought  from  $4,350  to  $4,575;  and  the  112th  street  lots 
fetched  from  $3,335  to  $4,275.  All  lots  were  sold  subject  to  re- 
striction, dwellings  only  being  permitted  on  the  streets,  and  flats 
and  stores  on  the  avenues.  The  sum  of  $500,400  was  realized  on  the 
eighty-nine  lots — an  average  of  $5,106  per  lot.  The  quickening 
effect  of  the  distribution  of  this  land  among  private  owners  is  in- 
dicated by  the  increasing  number  of  conveyances  subsequently  re- 
corded, although  purchases  appear  to  have  been  made  for  some 
years  with  a  view  to  investment  rather  than  immediate  improve- 
ment. 

The  next  important  sale  occurred  in  October,  1891,  when  the 
trustees  of  the  Leake  and  Watts  Orphan  House  disposed  of  the 
three  blocks  bounded  by  iioth  and  113th  streets.  JMorningside 
and  Amsterdam  avenues,  to  the  Cathedral  of  St.  John  the  Divine, 
for  $850,000.     The  parcel  comprised  200  lots,  giving  an  average 


io8 


A  HISTORY  OF  REAL  ESTATE, 


price  of  $4,250  per  lot.  This  very  low  price  is  explained  by  the 
presence  of  considerable  masses  of  rock  on  the  site  and  by  the 
circumstance  that  the  trustees  of  the  Leake  and  Watts  Orphan 
House  were  affiliated  with  the  Episcopal  Church,  and  that,  when 
the  resolve  was  made  to  remove  the  asylum  to  Ludlow,  it  was 
thought  that  the  founders'  intention  in  regard  to  the  land  would 
be  best  respected  by  insuring  its  dedication  to  the  use  of  religion. 
The  filing  of  plans  for  a  cathedral  building  in  the  following  year, 
looking  to  an  expenditure  of  five  millions  of  dollars,  reflected  the 
judgment  of  experts  as  to  the  future  of  the  neighborhood.  It  is 
true  that  financial  causes  of  delay  have  arisen  to  retard  the  work 
on  this  splendid  architectural  monument.  Nevertheless,  its  pro- 
jection produced  an  extremely  beneficial  efifect  on  surrounding 
property. 

The  year  following  the  purchase  of  the  cathedral  site,  namely 
in  1892,  St.  Luke's  Hospital  acquired  the  block  bounded  by  113th 
and  114th  streets,  Morningside  and  Amsterdam  avenues.  The 
transaction  comprised  eight  separate  parcels,  title  to  the  first 
being  obtained  February  29,  and  to  the  last  March  15.  The 
block  contains  44  lots  and  the  aggregate  purchase  price  was 
$530,000,  making  an  average  of  $12,045  P^i"  — a  marked  ad- 
vance over  previous  averages,  due,  partly  to  the  proximity  of  the 
cathedral  site,  and  partly  to  the  circumstance  that  the  land  was 
purchased  from  private  owners  in  comparatively  small  parcels. 

The  largest  single  factor,  however,  in  promoting  private  real 
estate  and  building  activity  on  the  plateau  was  the  removal  hither 
of  Columbia  LTniversity.  During  the  three  years  previous  to  and 
including  the  year  of  the  purchase  of  the  present  site,  plans  were 
filed  for  flats  and  dwellings  to  cost  $245,000;  during  the  three 
years  following  the  purchase  plans  were  filed  for  similar  buildings 
to  cost  $780,000 — an  increase  of  218  per  cent.  These  figures  take 
no  account  of  seven  dwellings  for  which  plans  were  filed  in  1896 
and  for  which  the  cost  is  omitted  in  the  records.  The  Columbia 
University  site  was  acquired  in  October,  1894,  at  which  time  the 
trustees  of  that  institution  purchased  from  the  Society  of  the  New 
York  Hospital  the  four  blocks  bounded  by  ii6th  and  120th  streets, 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


the  Boulevard  and  Amsterdam  avenue,  for  $2,000,000.  The  plot 
includes  294  lots,  making  an  average  price  of  $6,802  per  lot. 

It  is  not  necessary  to  cite  all  the  important  conveyances  that 
have  been  made  in  the  period  under  review,  our  primary  object 
being  merely  to  contrast  the  land  values  of  1889  with  those  of 
1897.  The  transactions  mentioned  were  the  determining  factors 
in  producing  the  present  condition  of  real  estate  on  the  plateau. 
If  now,  we  proceed  to  a  comparison  of  the  prices  of  1889  with 
those  that  obtained  in  the  fall  of  1897,  we  find  that  the  advance 
was  sufficiently  marked  to  excite  attention.  At  the  sale  held 
by  the  Society  of  the  New  York  Hospital  in  1889,  the  lot  on  the 
southwest  corner  of  Amsterdam  avenue  and  114th  street  brought 
$8,600,  which  was  also  the  price  commanded  by  the  lot  on  the 
northwest  corner  of  the  same  avenue  and  113th  street.  The 
highest  price  obtained  for  inside  lots  fronting  on  the  avenue  in 
this  block  was  $6,050.  In  1897  two  inside  lots  on  the  west  side  of 
the  avenue,  25  and  50  feet  north  of  113th  street,  respectively, 
sold  for  $13,000  each.  The  lot  on  the  same  side  of  the  same  thor- 
oughfare, 25  feet  south  of  114th  street,  brought  $16,000.  As  to 
corner  lots,  the  records  show  one  transfer  in  1897  (Jan.  to  Oct.), 
but  as  the  lot  in  question  passed  as  part  of  a  larger  parcel  the 
transaction  is  useless  for  purposes  of  comparison.  On  the  Boule- 
vard we  find  no  conveyances  in  1897  which  may  serve  as  an  ex- 
pression of  values,  and  the  same  is  the  case  with  respect  of 
Morningside  avenue,  although  it  may  be  noted  that  the  plot,  50X 
100,  on  the  southwest  corner  of  that  thoroughfare  and  ii8th 
street,  sold  for  $22,500  in  December,  1896.  Practically  no  activity 
was  felt  on  Riverside  Drive  cither  in  conveyancing  or  in 
building  improvement  until  the  spring  of  1 897, when  twelve  lots  were 
put  under  the  hammer  at  a  partition  sale  conducted  by  A.  H. 
Muller  &  Son.  On  this  occasion  the  lot  on  the  southeast  corner  of 
119th  street  sold  for  $28,000,  while  inside  lots  brought  from 
$14,300  to  $17,750.  As  a  matter  of  fact,  the  lots  on  the  avenues, 
the  Drive  and  the  Boulevard  are  held  as  investments  in  strong 
hands,  and  will  hardly  be  improved  in  considerable  number  until 
the  building  up  of  the  streets.  The  street  lots  have  been  the  sub- 


110 


A  HISTORY  OF  REAL  ESTATE. 


ject  of  by  far  tlie  largest  activity  both  in  conveyancing  and  in 
improvement.  On  113th  street,  between  Amsterdam  avenue  and 
the  Boulevard,  inside  lots  sold  in  1897  at  $8,100,  as  against 
$5,000  in  1889.  We  have  no  basis  for  comparison  in  the  matter  of 
1 12th  and  114th  streets.  If  we  are  warranted  in  drawing  a  general 
conclusion  from  the  particular  data  adduced,  it  is  apparent  that 
land  values  on  the  plateau  have  advanced  in  eight  years  between 
65  and  164  per  cent. 

Turning  to  a  consideration  of  the  improvements  that  have  been 
made  on  the  plateau,  we  find  that  buildings  to  the  value  oi 
nearly  five  millions  of  dollars  ($4,974,550)  have  been  erected  dur- 
ing the  period  under  review.  In  arriving  at  this  estimate,  we  have 
accepted  the  values  placed  on  projected  structures  in  the  plans 
filed  with  the  Superintendent  of  Buildings ;  and,  with  the  exception 
of  the  cathedral,  have  included  buildings  in  process  of  construction 
as  well  as  those  completed.  Of  this  sum,  roughly  speaking,  four 
millions  represent  public  buildings,  comprising  those  of  Columbia 
University,  the  Teachers'  and  Barnard  Colleges,  St.  Luke's  Hos- 
pital, and  the  Home  for  Aged  Couples  ;  one-half  million  represents 
dwellings,  and  a  quarter  of  a  million  stands  for  flats. 

The  marked  preponderance  of  dwellings  over  flats  is  the  result 
partly  of  the  operation  of  natural  economic  conditions,  but  partly 
also  the  design,  .\ccording  to  the  terms  of  the  sale  held  by  the  So- 
ciety of  the  New  York  Hospital  in  1889,  the  lots  on  114th,  113th 
and  part  of  112th  streets,  between  Amsterdam  avenue  and  the 
Boulevard,  were  restricted  for  a  given  period — 20  years,  we  believe 
— to  the  use  of  dwellings.  Attempts  have  since  been  made,  but 
withovit  success,  to  obtain  the  consent  of  owners  to  a  restriction  of 
the  entire  plateau.  It  is  not  impossible,  however,  that  this  object 
may  be  accomplished  by  the  ^Nlorningside  Protective  Association, 
of  which  Seth  Low  is  president;  Mr.  Spencer  Trask,  treasurer; 
and  Mr.  J.  P.  ^Morgan,  Jr.,  secretary;  and  of  which  ]\Ir.  H.  H.  Cam- 
mann  and  Mr.  Charles  T.  Barney  are  directors.  But  whether  or 
not  the  formal  restriction  of  the  plateau  is  achieved  its  character 
as  a  high-class  residence  district  is  well  established,  both  bv  the 
improvements  already  made  and  by  the  sentiment  of   the  prin- 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  m 


cipal  owners.  Most  of  the  vacant  land  is  held  as  investments  hy 
such  corporations  and  individuals  of  wealth  as  the  Astors,  C.  P. 
Huntington,  RoI:)ert  Goelet,  Daniel  S.  Slawson,  the  White  estate, 
Jacob  Lawson,  Amos  R.  Eno,*  Jordan  L.  Alott,  the  Society  of  the 
New  York  Hospital,  John  Watts  D.  Peyster,  James  J.  Goodwin, 
Lucy  W.  Drexel,  the  Central  National  Bank,  Ivlary  B.  O.  Dwight, 
etc.  Furthermore,  in  the  absence  of  better  transportation  facili- 
ties, the  class  of  residents  attracted  to  the  heights  is  not  of  the 
kind  that  is  housed  in  the  average  flat. 

The  only  transportational  lines  that  traverse  the  plateau  are 
the  horse-car  lines  on  Amsterdam  avenue  and  the  Boulevard,  the 
nearest  elevated  stations  being  at  104th,  ii6th  and  125th  streets. 
It  is  doubtful  whether  the  change  of  power  to  the  under- 
ground electric  trolley  system  on  Amsterdam  avenue  will 
materially  affect  the  district,  for  this  change  will  hardly  achieve  a 
sufficient  reduction  in  the  distance  between  the  heights  and  the 
business  portion  of  the  island.  However,  the  absence  for  the  time 
being  of  adequate  transportation  facilities  may  not  be  an  un- 
mixed evil,  for  if  a  considerable  part  of  the  land  on  the  plateau 
is  left  vacant  until  the  surrounding  territory  is  built  up,  ultimate 
improvements  are  apt  to  be  of  a  higher  grade  than  those  now 
warranted  and  it  is  only  a  question  of  time  when  the  projected 
municipal  rapid  transit  system,  with  a  main  line  under  the  Boule- 
vard will  bring  the  plateau  within  easy  reach  of  the  lower  city. 

We  will  now  consider  the  course  of  events  subsequent  to  the  year 
1879  t'''^  mercantile  section  of  the  city.  The  reader  will  remem- 
ber that  this  was  the  locality  that  felt  first  the  slow  improvement 
which  followed  the  dark  days  ushered  in  hy  the  panic  of  1873. 
When  that  financial  disaster  arrived  it  cut  summarily  short  a  move- 
ment which  had  been  in  progress  for  a  number  of  years,  viz.:  that 
of  replacing  old  buildings  by  more  modern  ones,  a  movement  which 
is  essential  if  owners  of  property  are  to  obtain  to  the  full  the  bene- 
fits of  the  "unearned  increment."  Many  factors,  to  be  sought  for 
in  the  larger  circumstances  of  the  life  of  the  communitv,  produce 
this  increment,  but  within  the  range  of  our  review  the  chief  operat- 

*Lately  deceased. 


112 


A  HISTORY  OF  REAL  ESTATE, 


ing  cause  of  the  great  increase  in  the  value  of  down-town  lots  has 
been  the  possibility  of  doubling  or  trebling  the  revenue  obtainable 
from  a  given  superficial  area  due  to  the  elevator  and  the  skeleton 
system  of  construction.  These  inventions  have  increased  the  poten- 
tial value  of  every  square  foot  of  city  property,  and  in  the  down- 
town section  have,  economically,  necessitated  the  erection  of  high 
buildings. 

We  have  seen  that  prior  to  1879,  what  in  the  modern  sense  may 
be  rightly  termed  the  era  of  high  building  had  commenced.  The 
number  of  towering  structures  were  few ;  indeed,  there  were  only 
two  office  buildings— the  Tribune  and  Western  Union  buildings — ■ 
which  would  be  ranked  to-day  among  the  "skyscrapers."  The  first 
factor  that  came  to  the  aid  of  the  property  owner  and  enabled  him 
to  increase  the  capacity  of  his  land  and  thus  obtain  larger  income 


The  following  table  shows  the  building  operations  projected  during  the 
period  from  1892  to  1897,  inclusive.  The  southerly  side  of  110th  street,  the 
northerly  side  of  122d  street,  and  the  easterly  side  of  Morningslde  avenue 


do  not  form  part  of  the  district  under  review: 
1892. 

111th  street,  s  s,  175  w  Boulevard;  dwelling   $3,250 

112th  street,  s  s,  250  w  Amsterdam  av;  dwelling   12,500 

115th  street,  n  s,  375  w  Boulevard;  two  dwellings   30,000 

120th  street,  n  s,  100  w  Amsterdam  av;  two  dwellings   20,000 

120th  street,  n  s,  300  w  Amsterdam  av;  Teachers'  College   300,000 


Total    $305,750 

1893. 

Amsterdam,  Morningside,  110th  and  113th  streets;     St.  John's 

Cathedral    $5,000,000 

Amsterdam,  e  s,  between  113th  and  114th  streets;     St.  Luke's 

Hospital    1,000.000 

Total    $6,000,000 

1894. 

Morningside,  s  w  corner  114th  street;  St.  Luke's  Hospital   $500 

Amsterdam,  n  e  corner  117th  street;  flat   00,000 

Amsterdam,  n  w  corner  122d  street;  shed   250 

117th  street,  n  s,  40  e  Amsterdam;  six  dwelUngs   120,0(10 

Total    $180,750 

1895. 

110th  street,  n  s,  75  e  Boulevard;  six  flats   $120,000 

112th  street,  n  s,  225  w  Amsterdam  av;  three  flats   54.000 

112th  street,  n  s,  140  w  Amsterdam  av;  two  flats   42,000 

116th  and  120th  streets,  between  Amsterdam  and  Boulevard; 

Columbia  College  Library    750,000 

Same  location;  Columbia  College  conservatory   300 

117th  street,  n  s,  150  e  Amsterdam;  ten  dwellings   200,000 

Total    $1,166,300 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


113 


from  it  was  the  elevator.  This  device  made  it  possible  to  increase 
the  height  of  buildings  by  three  or  four  stories,  scarcely  more.  But 
the  limitation  at  this  point  did  not  arise  from  the  fact  that  the 
capabilities  of  the  elevator  were  exhausted.  It  was  due  to  economic 
difficulties  which  arose  at  that  height  from  structural  necessities. 
Each  foot  of  elevation  demanded  in  the  structure  of  buildings  wider 
foundations  and  thicker  walls,  so  that  beyond  a  certain  height  much 
of  the  area  gained  in  the  upper  stories  was  of¥set  by  the  loss  of 
space  in  the  lower  stories  and  by  a  much  greater  proportional  cost 
of  construction.  It  was  at  this  juncture  that  the  iron  skeleton  sys- 
tem of  construction  was  introduced  to  supplement  and  extend  the 
possibilities  which  the  elevator  had  created.  In  addition  to  the  pos- 
sibilities obtained  from  the  elevator  and  the  skeleton  construction, 
the  erection  of  high  edifices  has  been  further  stimulated  by  the  im- 
portant economies  which  have  been  made  year  after  year  in  build- 
ing methods,  economies  that  have  reduced  the  cost  of  the  typical 
skyscraper  from  $2  to  40  or  30  cents  per  cubic  foot. 

Until  1879,  the  Tribune  and  Western  Union   buildings  stood 
1896. 


Amsterdam,  n  w  corner  112th  street;  Home  for  Aged  Couples.  .  .  .$140,000 

114th  street,  s  s,  125  w  Boulevard;  seven  dwellings  Cost  not  given 

llGth  and  120th  streets,  between  Boulevard  and  Amsterdam;  Co- 
lumbia College    375,000 

Same  location  and  owner   220,000 

Same  location  and  owner  Cost  not  given 

Same  location  and  owner;  chemical  laboratory   400,000 

Same  location  and  owner;  gymnasium,  etc   <!00,000 

120th  street,  n  s,  455  w  Amsterdam;  Teachers'  College   200,000 

119th  and  120th  streets,  between  Boulevard  and  Claremont; 

Barnard  College    132,000 

Same  location  and  owner   100,000 


Total    $2,227,000 

1897.    (To  September  11,  inclusive.) 

Amsterdam,  n  w  corner  113th  street;  flats   $75,000 

116th  and  120th  streets,  between  Boulevard  and  Amsterdam;  Co- 
lumbia College  vaults    60,000 

Boulevard,  w  s,  221.10  s  122d  street;  shop   2,000 

113th  street,  s  s,  125  e  Boulevard;  seven  dwellings   97,000 

113th  street,  s  s,  94  e  Riverside;  three  dwellings   30,000 

113th  street,  s  s,  150  w  Boulevard;  dwelling   15,000 

113th  street,  n  s,  300  w  Boulevard;  five  dwellings   95,000 

114th  street,  No.  005;  dwelling   10,000 

114th  street,  s  s,  325  w  Amsterdam;  two  dwellings   36,000 

Claremont,  118th  to  119th  street;  Barnard  College  dormitory.  .  150,000 


Total    $576,000 


8 


114  ^  HISTORY  OF  REAL  ESTATE, 

alone  as  examples  of  the  modern  tall  building,  not  because  of 
financial  ill  success,  but  because  of  hard  times.  In  that  year,  how- 
ever, under  the  more  prosperous  conditions  then  prevailing,  the 
era  of  high  buildings  commenced  or  reconnnenced  in  earnest.  The 
Smith  lUiilding  on  Cortlandt  street  was  finished,  the  JNIorse  Build- 
ing, on  the  northeast  corner  of  Nassau  and  Beekman  was  finished, 
and  in  the  same  year  (1879)  ^^^^  London,  Liverpool  and  Globe 
Insurance  Company  purchased  Nos.  47  and  49  William  street  and 
Nos.  41  and  43  I'ine  street  for  $175,000  preparatory  to  erecting  the 
large  structure  now  standing  on  that  site.  Eighteen  hundred  and 
eighty  was  a  particularly  good  year  for  general  business  and  many 
large  transactions  in  down-town  mercantile  property  were  consum- 
mated, and  a  few  large  structures  were  commenced.  The  iron  store 
building  on  Broadway,  at  Grand  street,  was  started.  The  north- 
west corner  of  Broadway  and  Duane  street,  upon  which  stands 
the  headquarters  of  the  Mutual  Reserve  Life  Fund,  was  sold  for 
$250,000.  John  Jacob  Astor  purchased  Nos.  8  and  10  Wall  street 
for  $500,000,  and  William  Astor,  No.  6  Wall  street,  for  $156,250, 
acquisitions  which  led  to  important  improvements.  The  L^^nited 
Bank  Building,  on  the  northeast  corner  of  Broadway  and  Wall 
street,  was  commenced.  In  1881  there  was  a  brisk  demand  for 
property  around  Beaver,  Broad  and  Stone  streets  in  the  immediate 
vicinity  of  the  site  upon  which  the  new  Produce  Exchange  was  to 
be  built.  John  Jacol)  Astor  bought  No.  5  Pine  street  for  $83,000, 
and  early  in  the  \  ear  it  was  settled  that  the  great  Mills  Building  on 
Broad  street  and  Wall  street  was  more  than  a  paper  scheme.  Plans 
were  filed  for  an  iron  building,  designed  bv  Richard  M.  Hunt,  at 
Nos.  162  and  164  Broadway,  to  cost  $200,000.  Temple  Court,  on 
the  site  occupied  by  Clinton  Hall,  southwest  corner  of  Beekman 
and  Nassau  streets,  was  projected.  This  old  hall  was  one  of  New 
York's  historical  edifices,  haunted  by  the  memories  of  bygone  gen- 
erations. Tt  was  there  that  the  fashional^le  society  of  the  metropolis 
gathered  in  the  Thirties  for  musical  and  literary  entertainments.  It 
was  then  in  the  aristocratic  district.  The  ground,  with  the  excep- 
tion of  the  corner  lot,  was  sold  in  1839  for  $55,000.  Among  other 
notable  transactions  in  1881  was  the  sale  of   Nos.   361    and  363 


BUILDING  AXD  ARCHITECTURE  IM  NEW  YORK.  115 

Broadway,  on  which  was  a  six-story  iron  store,  for  $250,000,  and 
the  seven-story  marble  building  Xos.  67  and  69  Wall  street,  was 
started.  In  this  year  the  fire  insurance  business  began  to  concen- 
trate in  the  district  between  Wall  and  Liberty  streets,  Broadway 
and  Pearl  street,  which  subsequently  resulted  in  a  series  of  costly 
improvements.  The  Produce  Exchange  secured  the  site  for  its 
building  which  was  started  in  this  year.  Plans  were  furnished  also 
for  the  Welles  I'.uilding.  Xos.  14,  16,  18  and  20  Broadawy,  extend- 
ing by  an  L  to  X'os.  5  and  7  Heaver  street.  In  July.  Cyrus  W. 
Field  purchased  at  auction  the  old  \\'ashington  Hotel  on  the  north- 
west corner  of  Broadway  and  Hattery  place  for  $167,500,  also  from 
Caroline  W.  Astor  for  $70,0(10  the  adjacent  property  on  the  north- 
east corner  of  P.attery  jjlace  and  Greenwich  street,  transactions 
which  at  that  time  prculuced  much  discussion  as  to  the  use  which 
the  new  owner  would  make  of  the  land.  .'>ome  said  it  was  to  be  em- 
ployed as  headquarters  for  the  elevated  mads  and  other>  thouglit 
that  perhaps  it  would  be  the  site  of  a  large-  apartment  house  com- 
manding the  superb  prospect  over  the  ri\  er  and  I)ay.  In  October 
the  Xew  York  Steam  Heating  Co.  commenced  tlie  erection  of  a 
portion  of  its  building  on  the  west  side  of  ( ireenw  ich  street, 
between  Cortlandt  and  Dey  streets.  The  \  anderljilt  Building  on 
X'assau  street,  on  the  southeast  corner  of  lieekman  street,  was  also 
in  course  of  construction  in  this  year- — a  year  so  prolific  of  import- 
ant improvements. 

In  the  following  vear  Cyrus  W.  Field  bought  Xo.  3  Broadway. 
41.6x170.  for  $200,000.  and  started  the  \\'ashington  Building.  The 
old  home  of  the  "World."  on  the  corner  of  Beekman  street,  opposite 
tile  City  Hall  Park,  was  destroyed  by  fire  in  January,  and  Orlando 
B.  Potter  at  once  began  to  erect  on  the  site  the  building  that  bears 
his  name.  Lamb  &  Rich  prepared  plans  for  an  architecttirally 
noteworthv  building,  among  the  multitude  of  crudities  and  plati- 
tudes in  its  vicinitv,  on  the  southeast  corner  of  Broadway  and 
Broome  street,  for  William  H.  de  Forest.  A.  J.  Bloor  was  engaged 
with  the  designs  for  the  building  on  the  northwest  corner  of 
Libertv  and  Xassau  streets,  and  at  this  time,  obliquely  opposite,  on 
the  corner  of  the  same  streets,  the  ^Mutual  Life  Insurance  Company 


ii6 


A  HISTORY  OF  REAL  ESTATE, 


was  preparing-  to  build.  Toward  the  close  of  the  year  the  Goelets 
determined  to  improve  property  recently  acquired  by  them  on 
Whitehall  street,  between  Stone  and  Bridge  streets.  It  embraced 
the  entire  block  on  Whitehall  street,  and  as  it  was  occupied  then  by 
Kimball's  cotton  warehouse,  that  name  was  given  to  the  new 
edifice. 

In  1883  the  Williamsburgh  Fire  Insurance  Company  started  to 
build  on  the  northeast  corner  of  Broadway  and  Liberty  street  on 
the  property  acquired  at  the  Jumel  sale,  and  in  January  plans 
were  filed  for  the  Merchants'  Bank  Building,  Nos.  40  and  42  Wall 
street.  These  and  the  improvements  already  mentioned  marked 
the  beginning  of  the  reconstruction  of  Wall  street.  Later  in  the 
year  the  Cotton  Exchange  was  decided  upon,  the  plans  being  filed 
in  October.   The  Mercantile  Exchange  also  was  planned  for. 

In  1884  the  Standard  Oil  Company  started  work  upon  its 
headquarters  on  lower  Broadway.  No.  54  Wall  street  was  pur- 
chased by  J.  A.  Scrymser  for  $355,000,  and  No.  33  Nassau  street 
by  R.  Stuart  for  $165,000.  It  is  interesting  to  note  that  in  this  year 
the  Stock  Exchange,  the  removal  of  which  has  been  discussed  on 
several  occasions,  advertised  for  a  site  for  a  new  building  within 
the  district  bounded  by  State,  Pearl,  Duane  and  Church  streets. 
The  latter  circumstance  recalls  the  fact  that  it  was  expected  for 
several  years,  and  for  a  time  it  was  considered  as  settled,  that  a 
movement  further  northward  of  the  financial  centre  of  the  city  from 
the  neighborhood  of  Wall  street  was  inevitable,  and  more  than  once 
there  was  serious  talk  of  moving  the  Exchange.  However,  the  suc- 
cess of  the  elevated  roads  and  the  erection  of  high  buildings  ren- 
dered shifting  quite  unnecessary. 

Early  in  1884  the  first  sale  of  the  old  French's  Hotel,  facing  City 
Hall  Park,  was  made,  the  property  g^oing  to  one  of  the  heirs  at 
$410,000.  This  was  the  first  step  in  the  replacement  by  modern 
structures  of  the  old  hostelry  which  represented  New  York  of  more 
than  a  generation  ago.  In  this  year  the  ofifice  building  for  the 
Astor  estate  from  No.  94  to  g8  Broadway,  with  frontings  on  Wall 
and  Pine  streets,  was  commenced.  The  land  on  which  this  building 
was  to  stand  was  originally  purchased  at   prices  which  seemed 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  u; 

absurdly  low,  compared  with  those  which  now  obtain.  The  lot, 
No.  96  Broadway,  size  21.9x100x20.10x100,  was  purchased  by 
John  Jacob  Astor  from  Hezekiah  Wheeler,  merchant  tailor,  on 
April  14,  18  1.7,  for  $27,600;  Xo.  94,  which  is  16.6x100x13.10x100, 
was  purchased  by  William  W.  Astor,  from  the  heirs  of  William  B. 
Gilley,  on  ]\Iarch  16,  1853.  ''Jr  $3-oOO.  Compare  these  prices  with 
sales  made  at  the  time  the  Astors  determined  to  improve — for  in- 
stance, the  building  Xo.  62  Broadway  and  X'o.  21  X"ew  street,  near 
Exchange  place,  was  purchased  on  ]\Iay  8,  1883,  for  $178,500.  The 
house  Xo.  68  Broadway  and  Xo.  17  Xew  street,  size  22.10x119.5, 
was  sold  on  March  i,  1883,  for  $170,000.  Broadway,  X'os.  52,  54 
and  56,  and  31  to  39  Xew  street,  124. 11  on  Broadway,  X159.1OX 
130. 1  on  Xew  street,  x  135.2  on  Exchange  place,  was  sold  on  Feb- 
ruary 20,  1883,  for  $1,000,000.  The  northwest  corner  of  Broadway 
and  Liberty  street,  25.4x85.2,  with  an  L  25.4  and  about  47.7  on 
Liberty  street,  was  bought  under  the  hammer  at  the  Jumel  estate 
sale,  May  31,  1882,  by  the  Williamsburgh  City  Fire  Insurance  Com- 
pany for  $356,000.  This  shows  the  great  dif¥erence  between  the 
prices  which  obtained  before  the  Civil  War  as  compared  with  those 
demanded  for  choice  Broadway  property  twenty  years  later. 

Toward  the  close  of  1885  there  were  labor  troubles  wdiich 
hampered  and  i^revcnted  operations.  By  the  first  of  the  new  year, 
however,  they  were  all  terminated,  and  bad  times  in  Europe  and  the 
slight  dullness  in  the  mercantile  world  led  to  decline  in  wages  and 
building  material,  which  somewhat  stimulated  building  operations 
down  town.  The  Emigrant  Industrial  Savings  Bank  determined  to 
build  upon  Chambers  street,  and  appointed  W.  H.  Hume  to  draw 
the  plans.  The  final  partition  sale  of  French's  Hotel  was  held  in 
October  and  the  property  passed  into  the  hands  of  Pelham  St. 
George  Bissell,  for  $460,000.  In  1886  Aldrich  Court  was 
commenced  at  X"os.  41  to  45  Broadway.  The  Down-town  x\ssoci- 
ation  commenced  its  club  building  at  Xos.  60  and  62  Pine  street 
and  22  and  24  Cedar  street.  The  Aletropolitan  Telephone  and  Tele- 
graph Company  was  preparing  to  build  at  X^os.  16  to  20  Cortlandt 
street,  and  the  Ecjuitable  Life  Insurance  Company  called  upon 
George  B.  Post  for  plans  for  what  was  practically  the  reconstruc- 


ii8 


A  HISTORY  OF  REAL  ESTATE, 


tion  of  its  old  headquarters  on  Broadway,  first  constructed  in 
1868.  Tlie  Gallatin  National  Bank  was  building  in  this  year,  so 
was  the  structure  adjacent,  No.  38  Wall  street.  No.  54  Wall  street 
was  building.  St.  Paul's  School,  Church  street,  in  the  rear  of  St. 
Paul's  Church,  was  under  way.  The  Consolidated  Exchange  was 
planned  for.  The  design  of  Stephen  D.  Hatch  for  the  new  Armory 
Building,  on  the  site  of  the  Produce  Exchange,  received  a  favorable 
indorsement  from  the  Secretary  of  War. 

Following  1887  there  was,  for  a  year  or  two,  a  lull  in  large  build- 
ing operations  down  town.  The  skeleton  system  of  construction 
had  not  yet  been  adopted  and  architects  were  doing  no  more  than 
experiment  with  iron  in  the  vertical  supports  of  buildings.  The 
first  edifices  in  which  this  j)lan  of  construction  was  employed  were 
the  Tower  Building,  at  No.  50  Broadway,  and  the  London  and 
Lancashire  headquarters,  on  Cedar  street.  The  former  building- 
dates  from  1889  and  the  latter  from  1890. 

With  the  adoption  of  the  skeleton  system  the  second  period  of 
the  high  iniiidiiig  era  l)egan.  Roughly  speaking,  it  dates  from 
1890.  Among  the  ])rincipal  oftice  l)uil(lings  which  belong  to  it  are 
the  following,*  the  dates  given  being  the  years  in  which  the  plans 
were  filed:  1889.  The  Times  Building,  13  stories,  and  the  World 
Building,  15  stories;  the  l^nion  Trust  Company's  Building,  Broad- 
way and  New  street,  10  stories  ;  the  Farmers'  Loan  and  Trust  Com- 
pany's Building,  Nos.  16  to  22  William  street,  8  stories.  1890. 
The  Metropolitan  Life  Insurance  Building,  northeast  corner  of 
Madison  avenue  and  23d  street,  12  stories;  Clinton  Hall,  Astor  and 
Lafayette  places,  7  stories;  the  Western  L'''nion  Telegraph  Build- 
ing, Broadway  and  Dey  street,  10  stories. t  1891.  The  Havemcyer 
Building,  Cortlandt  and  Church  streets,  14  stories ;  the  Mail  and 
Express  Building,  No.  203  Broadway,  11  stories;  the  Mohawk 
Building,  5th  avenue,  soutlnvcst  corner  21st  street,  9  stories;  the 
United  Charities  Building,  l'\)urth  avenue,  northeast  corner  of  22d 
street,  7  stories;  the  D.  L.  &.  W.  R.  R.  Building,  No.  26  Exchange 
place,  10  stories;  the  Wolf  Building,  Nassau,  southwest  corner  of 
Fulton,  9  stories;  the  Vanderbilt  Building,  No.  15  and  17  I'.eekman 
*Not  all  the  buildings  here  mentioned  are  constructed  upon  the  skeleton 
fReconstructed  after  fire.    The  upper  five  stories  are  new. 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK. 


street,  15  stories;  the  building  Xos.  39  and  41  Cortlandt  street,  12 
stories  ;  the  Morris  Building,  Xos.  64  and  68  Broad  street,  10  sto- 
ries. 1892.  The  Cable  Building.  Broadway,  northwest  corner  of 
Houston  street,  9  stories ;  the  Postal  Telegraph  Building,  Broad- 
way, northwest  corner  of  Murray,  13  stories;  the  ]\Iutual  Reserve 
Building,  Broadway,  northwest  corner  of  Duane,  14  stories ;  the 
Home  Life  Insurance  Building,  No.  256  Broadway,  16  stories;  the 
Church  Mission  House,  southeast  corner  of  Fourth  avenue  and  22d 
street.  6  stories.  1893.  The  Manhattan  Life  Insurance  Building,  Xos. 

64  to  68  Broadway,  16  stories;  the  Lawyers'  Title  Insurance  Co.'s 
Building,  Xos.  44^  to  46  Maiden  lane,  13  stories;  the  Corn  Ex- 
change Bank  lUiiMing.  \\  illiani  street,  northwest  corner  of  Beaver, 
II  stories;  the  Continental  l-"ire  Insurance  Co.'s  P)uil(ling,  Xos.  44 
to  48  Cedar  street,  13  stories  ;  the  Wallace  I'.uilding,  Xos.  56  and  58 
Pine  street,  12  stories;  the  Kuhn,  Loeb  &  Co.'s  Building,  Xos.  27 
and  29  Pine  street.  13  stories;  the  Shoe  and  Leather  Bank  Building, 
Broadway,  southwest  corner  of  Chambers.  12  stories;  the  Constable 
Building,  iMt'th  a\-ciuie.  northt_a>t  corner  of  i8th  street;  12  stories  ;the 
Downing  Building.  Xos.  106  and  108  Fulton  street,  16  stories.  1894. 
The  Presbyterian  Building.  Fifth  avenue,  northwest  corner  of  20th 
street.  12^  stories;  the  American  Tract  Society's  Building,  X'os. 
144  to  150  Xassau  street,  23  stories  ;  Xew  York  Life  Building  (rear). 
Elm,  Leonard  and  Catharine  streets,  12  stories;  American  .Surety 
Building,  X'os.  100  to  106  Broadway,  20  stories  ;  the  Wolfe  lUiilding, 
X'o.  66  Maiden  lane,  13  stories;  the  Fidelity  and  Casualty  Building, 
Cedar  street,  north  side,  from  Temple  street  to  Trinity  place,  11 
stories;  the  CofTee  Exchange,  X'os.  113  to  117  Pearl  street,  9  stories. 
1895.  The  St.  Paul  Building,  Broadway,  Park  row  and  Ann  street, 
26  stories;  the  Bowling  Green  Building,  Xos.  5  to  11  Broadway,  16 
stories  ;  the  Xew  York  Life  Building  (front).  Xos.  346  to  348  Broad- 
way, 12  stories;  the  \\'oodbridge  Building,  Xos.  98  to  106  William 
street,  12  stories;  the  Commercial  Cable  Building,  Nos.  20  to  22 
Broad  street,  21  stories;  the  Syndicate  Building,  X^assau,  southwest 
corner  of  Liberty,  15  stories:  the  Sampson  Building,  Xos.  63  and 

65  Wall  street,  16  stories;  the  Rhinelander  Building,  Xos.  232  to 
238  William,  12  stories;  the  Lord's  Court  Building,  Xos.  25  to  29 


I20 


A  HISTORY  or  REAL  ESTATE, 


William,  15  stories;  the  Weld  Building,  Broadway,  southwest  cor- 
ner of  I2th  street,  14  stories.  1896.  The  Central  National  Bank 
Building,  Broadway,  northeast  corner  of  Pearl,  15  stories;  the  Em- 
pire Building,  Broadway,  southeast  corner  of  Rector,  20  stories ;  the 
Hudson  Building,  Nos.  32  and  34  liroadway,  16  stories;  Queen's 
Insurance  Co.'s  Building,  William  street,  northwest  corner  of  Cedar, 
15  stories;  the  Townsend  Building,  Broadway,  northwest  corner  of 
25th  street,  12  stories;  the  Gillender  Building,  Wall  street,  north- 
w^est  corner  of  Nassau,  16  stories;  the  Bank  of  Commerce,  Nassau 
street,  northwest  corner  of  Cedar,  20  stories  ;  the  St.  James  Building, 
Broadway,  southwest  comer  of  26th  street,  16  stories;  Exchange 
Court  Building,  Broadway,  Exchange  place  and  New  street,  12  stor- 
ies ;  the  Western  National  Bank  Building,  Pine  street,  northwest 
corner  of  Nassau,  7  stories;  Ivins  Syndicate  Building,  Nos.  13  to  21 
Park  row  and  No.  13  Ann  street,  30  stories;  the  ^Metropolitan  Tele- 
phone Building,  Nos.  13  to  17  Dey  street,  15  stories.  1897.  The 
Washington  Life  Building,  Broadway,  southwest  corner  of  Liberty. 
19  stories ;  the  Singer  Ihiilding,  Broadway,  northwest  corner  of  Lib- 
erty. 10  stories;  the  Dun  Building,  Nos.  290  to  294  Broadway,  15 
stories ;  the  Cushman  Building.  Broadway,  northeast  corner  of 
Maiden  lane,  12  stories;  the  building  Nos.  9  to  13  Maiden  lane,  15 
stories ;  the  Chesebrough  Building,  Pearl,  southeast  corner  of  State, 
15  stories. 

The  multiplication  of  the  tall  building  since  1879,  and  particu- 
larly since  the  crisis  of  1893  (for  in  times  of  financial  peril  capital 
forsakes  other  securities  and  turns  to  real  estate),  has  placed  down- 
town mercantile  property  in  a  critical  situation.  Land  values  have 
adjusted  themselves  to  the  income  producing  power  of  the  tall 
buildings,  while  the  sudden  increase  in  accommodations,  resulting 
from  the  erection  of  these  mammoth  structures,  has  reduced  ren- 
tals, thus  increasing  the  pressure  on  the  owners  of  antiquated 
properties  to  improve,  and  aggravate  the  competition  for  tenants. 
Building  in  the  down-town  section  has  unquestionably  been  tem- 
porarily overdone,  as  may  be  seen  by  a  comparison  of  the  increase 
in  accommodations  in  a  typical  ofifice  building  district  with  the  de- 
velopment of  the  city's  business  since  1880.   The  district  selected  is 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  121 

the  eleven  blocks  bounded  by  Beaver  street,  Battery  place.  Trinity 
place,  Pine  and  \Mlliam  streets,  which  houses  the  btilk  of  the  city's 
tinancial  business.  In  this  district  are  located  no  less  than  forty- 
four  modern  office  buildines,  includincr  the  Bowling  Green,  Empire, 
Manhattan  Life,  Standard  Oil,  Johnson,  Morris,  Lord's  Court, 
Commercial  Cable,  Exchange  Court,  Surety  and  Gillender  build- 
ings. Offices  under  construction  are.  for  obvious  reasons,  treated 
as  if  already  btiilt.  The  groimd  dimensions  of  each  of  these  forty- 
four  buildings  have  been  obtained  from  the  insurance  maps,  like- 
wise the  number  of  stories  which  each  contains.  From  an  ex- 
amination of  the  plans  of  several  typical  structures,  and  from  in- 
quiry among  architects,  the  conclusion  is  drawn  that  60  per  cent 
of  the  floor  space  of  modern  office  buildings  is  rentable.  The  aver- 
age number  of  stories  in  the  old  buildings  that  remain  in  the  dis- 
trict under  consideration  is  43-11.  This  average  has  been  accepted 
for  the  structures  replaced  by  the  forty-four  new  buildings,  their 
total  ground  dimensions  being,  of  course,  the  same  as  those  of  the 
latter.  Inquiry  similar  to  that  conducted  in  the  case  of  new  build- 
ings fixes  the  average  amount  of  rentable  floor  space  in  the  old 
buildings  at  70  per  cent,  ^\'ith  the  foregoing  elements  as  a  basis 
for  computation,  the  following  results  are  obtained: 

Rentable. 


Floor  space  in  11  blocks  in  1880,  square  feet   2,600.871 

Less  since  displaced  for  new  buildings   1.1G7.891 

Balance,  square  feet    1.432,980 

Added  by  new  buildings,  square  feet   2.481.004 

Total  square  feet,  1807    ;!,9i;3,984 


It  is  found  that  since  1880,  there  has  been  added  to  the  rentable 
floor  space  1,313,113  square  feet,  an  increase  of  50  per  cent.,  or  the 
equivalent  of  13,131  rooms  each  10  feet  square.  ^loreover.  the  ac- 
tual increase  of  gross  floor  space  on  the  land  improved  was  2,466,- 
591  square  feet,  or  147  per  cent.,  and  of  rentable  space,  1,313,113 
square  feet,  or  112  per  cent.  The  last  mentioned  figures  show  the 
capacitv  of  the  high  building  for  increasing  office  space,  so  far  as  it 
has  been  shown  in  this  city  over  a  series  of  years.  Of  course,  it  is 
proportionately  very  much  greater  as  we  come  to  present  times, 
when  twenty-story  buildings  are  becoming  somewhat  common  in  the 


122 


A  HISTORY  OF  REAL  ESTATE, 


district  under  review  and  where  all  such  buildings  have  been  erected 
in  the  last  four  years. 

Now,  while  in  this  period  of  seventeen  years  the  rentable  office 
space  has  been  doubling,  what  has  been  the  increase  in  business? 
A  partial  test  will  be  furnished  by  the  exports  and  imports  at  New 
York  City.  In  view  of  the  periodical  changes  in  the  tarifY  it  is  im- 
possible to  take  individual  years  as  a  basis  for  comparison.  This 
difficulty  is  overcome  if  we  let  the  total  value  of  the  imports  and  ex- 
ports of  1880  be  represented  by  the  average  annual  im- 
ports and  exports  for  the  ten  years  from  1 871  to  1880, 
inclusive,  and  the  value  of  the  foreign  commerce  of  1896 
by  the  average  annual  commerce  for  the  period  from  1885 
to  1896.  On  this  basis  the  total  value  of  the  imports  and 
exports  at  New  York  was,  in  1880,  $728,034,111;  in  1896,  $963,- 
465,761 — an  increase  of  32  per  cent,  in  commerce  as  against  50 
per  cent,  in  rentable  office  space.  The  foreign  commerce  of  the 
port  of  New  York,  however,  is  only  one  of  the  elements  which 
require  consideration  in  determining  the  demand  for  office  ac- 
commodation. General  business,  as  measured  by  the  clearings 
of  the  New  York  Clearing  House,  does  not  show  a  correspond- 
ingly large  growth.  The  average  annual  clearings  during  the 
decade  ending  in  1896  was  $32,479,409,174  as  against  $27,627,943,- 
031  during  the  decade  ending  in  1880 — an  increase  of  only  17  per 
cent.  Clearings  fell  from  36  billions  of  dollars  in  the  year  before 
the  panic  to  29  billions  in  1896.  The  reports  of  the  transactions 
of  the  Stock,  Produce  and  Cotton  Exchanges,  show  also  a  pro- 
nounced falling  ofif  in  business  since  1893,  as  the  following  state- 
ment of  the  number  of  shares  and  par  values  of  State,  railroad 
and  government  bonds  dealt  in  on  the  New  York  Stock  Ex- 
change, and  of  the  grain  in  bushels,  bought  and  sold  on  the  New 
York  Produce  Exchange  and  the  number  of  bales  of  cotton 
traded  in  on  the  New  York  Cotton  Exchange  each  year,  from 
1892  to  1896.  inclusive,  will  show: 

Shares  of    State  &  R.  R.  Government      Cotton,  Grain, 
Year.  stocks.  bonds.  bonds.  bales.  bushels. 

1892   Sr.,850,930    .foOl, 398.200    $1,662,400     53,359,900  1.585,154,365 

1893   77,984,965      299,372,.327      2.021,450    37,894,400  1,.342,711,302 

1894    42,275,736      352,741,950      4,293,300    39,4(19,800  1,475,811,925 

1895   66,440,576      495.904,950      7.046,250     56.405,000  1,899,353.400 

1896    54,490,043      353,815,850    27,121,550    35,113,000  1,285,903.500 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


Foreign  commerce  recovered  from  the  effects  of  the  panic  of 
1893  in  the  space  of  a  year,  but  it  was  not  until  last  summer  that 
the  Exchanges  witnessed  a  substantial  renewal  of  activity.  It  is 
in  this  fact  that  a  hopeful  outlook  for  high  buildings  is  to  be 
found.  Existing  conditions  make  it  reasonable  to  conclude 
that  the  volume  of  business  will  experience  a  substantial  increase, 
and  be  accompanied  by  a  sharper  demand  for  money  and  bv  ad- 
vances in  the  price  of  building  materials,  therebv  giving  a  check  to 
the  building  movement  while  augmenting  the  demand  for  office 
space. 

As  to  the  effect  of  the  introduction  of  the  elevator  and  steel 
construction  on  the  value  of  land  in  the  heart  of  the  downtown 
section,  the  following  table  of  sales  and  prices,  arranged  chrono- 
logically, will  give  some  idea: 

No.  of  Price. 


Broadway.  No.  84.  . 
Broadway.  No.  2."4. 

Pine.  No.  .^4  

Na.=sau  11  e  ror  Pi 
Broadway.  Nn.  l,:). 
Broadway,  o  s.  i;T  t 
Broadway.  No.  ISO. 


Wall  No.  : 
Broadway. 
B'way.  n  c 
Pine.  No.s. 


r  Maid 


Broadway.  No.  170  

Broadway.  Nos.  llL'-lll... 

Maiden  lane.  No.  Ij  

Broadway.  No.  02  

Wall.  No.  4  

Wall.  No.  G  

Wall.  Nos.  S  and  10  

Broad.  No.  11  

Pine.  No.  0  

Broad,  Nos.    17-10.  and) 

Exchange  pi..  No.  .i.i.  .  ( 
Wall  and  Broad,  s  w  ror. 
Wall.    No.    7.  s    w    ror  ) 

W  all  and  New   ( 

Wall.  No.  ;>.).  and  Broad.  / 

Nos.  la  and  1.)  \ 

Nassau.  No.  10  

Liberty  and  B  way.  n  e  coi 
Cedar  and  Nassau   s  e  coi 

Wall.  No-  12  

B  way  and  E.xchange  pi.  | 

Pine.  Nos.  4  and  (>  

Pine.  Nos.  8  and  10  


.  Barney.  .  1 

Jan.  ?.f>.  18;;0.  Home  Life  Ins.  Co...  2 

Mar.    4.  Paniel  H.   Baldwin..  1 

■luiio       IM-,'.).  l-T,urth  National  Bank 

May  — ,  1^7i>.  International  Ins.  Co.  2 

Fib.  2.-..  ISTI.  Continental  Ins.  Co...  1 

April  20.  1S71.    .nias.   .1.  Smull   2 

,luly  ."1.1^71.  ^\illiam  Farman  ....  2 

.Vpril  20,  1.S7_'.  .-Anthony  .1.  Drexel.. .  . 

-\pril  27,  1V72.  .\nthony  J.  Drexel. .  .  .  1 

Mny    1,  1^72  W.  stern  Un.  Tel  Co,  C, 

Mav    :;    1>-T2.  I". 11  .\lonzo  Cushnian  1 

Xi.v     ^   IsTL'     I -I, as.  E.  Vernam   2 

I..  11,  IN,::.  Saiiuiel  D.  Babcock.  . 

F.  h,    4,  1S7.-,.  .Iiilia  C.  Witthaus...  .1 

,Tune  ^,1,  l.Si.i,    ,Tohn  W.  Simpson   . 

July    1.  lS,.e  Llias.  G.  Baadouine.  .  'J 

Oi  t.  10.  1.S70.  Ilenrv  G-  DeForest...  1 

.\pril   4.  IS.so.    Thomas  Maddock   A 

May    1.  l.N.xo.  First  National  Bank..  : 

April  20.  IS.SO.  First  National  Bank. .  1 

Aug.  14,  1880.  Chas.  F.  Southmayd  )  . 


e  Wm 

Jan.  22.  1.8S1.  J.  J.  Astor. 
Mar.  11.  18.S1.  D.  O.  Mills 
Mar.  17.  issl,  J.  J.  Astor  . 
April  27,  1,881.    D,  0.  Mills 


.  18.82.    D.  O.  Mills 


:\Iay  10.  18.* 
May  -.M.  18S2. 
July 


Julia  F.  Ludlow  ....  2 
Wmsb  rg  Fire  Ins.  Co  .: 
Ins. Co.  .1 


1,S,S2.    Germania  Li 
1882. 
1883. 


 19.115 

Ass.  Co.  2,506 


.  1885.    Equitable  L.  . 


200.000  80.44 
100.000  57.07 
(137.500  7.3.05 


267.500  106.74 
400.000  115.00 
762.500  155.75 


124 


A  HISTORY  OF  REAL  ESTATE, 


Park  I 
William    x,,  ....  ( 

Park  row  and  Ann  st.,  / 

B'way,  Nos.  (i4  and  fifi:  / 
New.  Nos  17  and  1!).  ..  .  f 
B'wav.  Nos.  (i4  and  Cfi;  / 

New,  No.  10   f 

Broadway.  No.  'Sn  

B'way.  Nos.  :':2  tn  42..  .  I 

New,  Nos;  49  to  71  | 

B'way,  s  w  cor  31st  st..  . 

Broad.   No.  22  ) 

New,  Nos.  20  and  201.^.  .  f 
Nassau,  Nos.  40  and  44.  ) 

n  e  cor  Liberty  f 

Dey,  No.  l.'i   

Maiden  lane.  No.  11  

Liberty.  No.  '98,  s  e  cor  / 

Trinity  pi  f 

John,  No.  19  

John,    No.   90,    s  e   cor  / 

Gold   f 

Liberty.  Nos.  92  and  94.  / 

s  w  cor  Temple  st.  ..  .  ( 

Ann.  Nos.  lit  and  12  

Maiden  lane.  Xo.  (12.  s  w  I 

cor  William   f 

Wall,  Xo.  or,  

Broadway,  Nos.  21S  to  I 
222,  s  e  cor  Park  row  1- 

Nassau,  Nos.  3,j  and  39,  I 
Liberty,  Nos.  56  and  J- 
58,  s  w  cor  J 

Fulton,  No.  140  

Exchange  pi.  No.  66,  s  e ) 
cor  New  st  J 

Broad,  Nos.  20  and  22;) 

New,  "Nos.  18,  2(»,  21 IH..  ( 

William.   No.   l.")7,   n   w  / 

Nassau,  Nos.  9  and  11,  s  | 

w  cor  Pine  ■ 

Pine,  No.  11   I 

William,  Nos.  67  and  69,  | 

Broadway,   No.   .'{9  / 

Trinity  pi.  No.  15  ( 

Nassau,  Nos.  13  to  15.  ] 

n  w  cor  Pine   J 

Maiden  lane.  No.  11  

Broad wav,  No.  57;  New 

Church  st,  No.  .'«    or  !• 

Trinity  pi..  No.  95. .  .  J 
Broadway,  No.  291,  n  w  ) 

cor  Reade   J 

Wall.  Nos.  41  and  4.'!.... 
Liberty.  Nos.  95  and  97... 
Broadway.  No.  290,  n  e ) 

cor  Reade  f 

William,  No.  60  

Spring.  Nos.  139  &  141,  ) 
Wooster.  Nos.  94  to  98.  f 

•Largely  represented  by  si 
tincludes  consideration  for 


Date  sold.  No.  of 

Purchaser.           sq.ft.  Cost. 

Mar.  15.  1887.  Horace  Waldo                3,283  351.000 

Mar.  15,  1887.  Niagara  Fire  Ins.  Co.  2, .525  3.50. 2iiO 

Mar.  14,  1S90.  Singer  Mfg.  Co  .''..(idO-''.^,  541. 5n0 

Dec.    3,  1891.  Mrs.  John  Wolfe  et  al  6,587  770,000 

Mar.  15,  1S92.  Manhattan  L.  Ins.  Co  2,830  375,000 

Mar.  15,  1802.  John  Delahunty              1,263  150,000 

Mar.  29.  18;'2.  Joseph  Pulitzer            1,317  208,000 

April  4,  1892.  Manhattan  L.  Ins.  Co  5,413  850,000 

April  4.  1,892.  Manhattan  L.  Ins.  Co  5,420  850,000 

April  15,  1S!I3.  Home  Life  Ins.  Co.  .  2,700  250,000 

April  21,  1893.  J.  N.  Golding   .'B.OIG  1,900,000 

April  24.  1893.  Joseph  Wechsler  ...  .12,187  7IHI.0OO 

April  25.  Iso;}.  J.  M.  Levy  4,410  31i).():i(i 

May  18.  1S04.  Brooklyn  Life  Ins.  Co     923  135,5ii0 

Mar.  2  1,  lSii4.  .Met.  Tel.  &  Tel.  Co..  1..S99  100,000 

May  21.  18114.  L.  A.  Fellows                l,»;62i/.  128,0lX> 

M:iy  2:;,  1N94.  W.  E.  Dennis                1.380  125,000 

June  28.  1S94.  M.  S.  Ives                    1.777  126,2.50 

Oct.    8.  1894.  J.  G.  Floyd                    846  50,000 

Jan.  18.  1.S9.5.  W.  Agar                       2,.828  2.50,000 

Jan.  31.  1895.  National  Park  Bank.  1,144  150,000 

Feb.    1.  1895.  T.   G.   Thomas             1,277  100,000 

Feb.  2S,  1,S95.  Duchess  de  Dino   .  . .  2,321%  138,905 

Mar,  13,  1^05.  H.  0.  Havemeyer  .  . .  5,780  900,000 

April  26,  1805.  H.  Lamb  9,188  tl,250,000 

May  27,  1895.  J.  S.  Lyle                     2.725  1.36,2.50 

June  24,  1895.  J.  H.  Johnston              1,374  170,0u0 

Aug.  22,  1895.  Com'l  Cable  Bldg.  Co.  7,536  *l,126.30O 

Nov.  12,  1895.  Met.  Tel  &  Tel.  Co.  .  I.OOW3  116,000 

Nov.  25,  1805.  S.  Palmer                     1,4&3  82,.500 

Dec.    5,1805.  Hanover  Nat'l  Bank.  6,034  1,350,000 

Jan.  15,  1896.  Queens  Ins.  Co             3,137y3  340,000 

Feb.    1,1.896.  W.  B.  Bacon  etal...  5,680  300,000 

-Mar.   4,1890.  (J.  E.  Searles  for)  2,959  740,000 

(    Equitable  Life.  $ 

Mar.  25.  1,896.  N.  Y.  Realty  Co  l,662i/2  129,680 

April  1,  1896.  R.A.&  W.A.Pinkerton  5,769  395,000 

,     ■, -cr.^  rW.B.  Bacon  et  al,") 

April  10,  1896.  J    trustees  will  of     3,074  402,000 
[    A.  Hemenway.  J 

April  10,  1.896.  Wm.  K.  Aston               4,2.50  805,0O0 

April  30,  1S96.  N.  Y.  Realty  Co           3,.562  125,500 

May    1,  1896.  R.  G.  Dun                     1,132  125,000 

May    2,1896.  Com'l  Union  A.  Co..  .     928  100,000 

May    7,  1896.  J.  Weil  &  B.  Mayer.  .  5,300  258,000 

ock  of  purchasing  company, 

building  loan,  etc. 


52.65 
76.99 
90.57 


88.40 

106.60 
78.30 

50.83 

155.70 


223.30 
108.37 
52.81 
250.00 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK 


Location.  Date  sold.                                       No.  of  Price, 

Purchaser.           sq.ft.  Cost.  sq.  ft. 

William,  No.  G2   May  Ki,  1806.  Germania  F.  Ins.  Co.  3,101  200,000  €4.49 

Walker,  No.  81   June  27,  1896.  E.  Matheson  .3,600  120,000  3."?..33 

Broadway,  Nos.  5  to  11:  )  July  2.j.  1S9G.  Broadway  Realty  Co. 29, 152  3,000,000  102.10 
Greenwich,  Xos.  i>  to  11 ) 

Lispenard,  Xos.  GO  and  62  Sept.   1,  1896.  E.  G.  Stedman              4.227  163,000  38  .jG 

William.  Xos.  75  and  77.  .  Oct.  30,  189G.  H.  L.  P.  Stokes            4,081  408,000  99.97 

Nassau,  Xo.  Sii    Dec.  30,  ISO*!,  x.  Y.  Realty  Co          3,538  160,000  45.22 

Pine,  Xo.  35    Feb.    t!,  1S97.  Union  Assur.  Society  1,722  150,000  87.00 

Walker,  Xos.  In5  to  luT.  .  Mar.   4,  l.s:i7.  W.  J.  Devlin                 5,1.31  250,000  48.72 

Maiden  lane,  Xo.  G   Mar.  is,  1.S97.  H.  Marquand                 1,884  141,000  74.89 

Nassau.  Xo.  S(l   June   7.  1S1I7.  C.  T.  Harbeck               3,472  2(10.000  57.60 

Broadway,    n    e    cor   of/  June  — ,  1,S97.  G.  F.  Wilcoxson   24r,..-inii  i:m;.4II 


An  important  movement  down  town  is  that  which  lias  resulted 
in  the  conversion  of  the  streets  parallel  to  Broadway,  between  Canal 
street  and  Washington  square,  to  warehouse  purposes.  This  new 
expansion  of  the  business  part  of  the  city  has  come  to  be  known  as 
the  Mercantile  District.  As  far  back  as  1879  there  was  consider- 
able activity  in  the  lower  parts  of  Spring,  Greene  and  Mercer 
streets.  Along  Greene  and  Mercer  streets  a  number  of  large 
warehouses  and  factories  were  constructed,  and  business  began 
to  encroach  upon  that  part  of  the  town.  Before  the  expulsion  of 
the  Tweed  Ring,  there  were  a  number  of  schemes  afoot  to 
regenerate  certain  portions  of  New  York  City.  One  company 
was  partially  organized  to  buy  up  property  in  the  Five  Points, 
and  make  this  locality  a  business  centre.  (;)ther  schemes  were  on  foot 
to  regenerate  the  old  8th  Ward ;  that  is,  that  part  of  the  city  lying 
above  Canal  street  and  west  of  Broadway,  but  below  Houston 
street.  The  argument  was  used  that  there  was  a  section  of  the  city 
within  gunshot  of  the  largest  business  marts,  which  could  be 
reached  readily,  was  adjacent  to  the  docks  on  the  North  River,  and 
was  low  priced.  It  was  urged  that  the  growth  of  the  city,  from  the 
5th  Ward  upward,  would  make  this  territory  especially  valuable. 
Indeed,  it  was  in  furtherance  of  this  scheme  that  the  Tweed  Ring 
proposed  to  run  a  street  through  \\'ashington  square,  and  extended 
South  Fifth  avenue  in  the  8th  Ward.  The  breaking  up  of  the  Ring 
and  hard  times  put  a  stop  to  these  schemes.  In  1879  far-seeing 
real  estate  owners  began  to  pay  some  attention  to  this  part  of 
the  city,  with  a  view  to  future  profit.  Many  large  and  costly  stores 
and  factories  were  erected  upon  IMercer  street,  and  there  were  some 
efforts  made  to  improve  other  streets  parallel  to  Broadway  and  west 
of  that  avenue. 


126 


A  HISTORY  OF  REAL  ESTATE, 


This  region  was  once  the  home  of  a  large  middle  class  popula- 
tion, but  the  upward  movement  of  population  threw  the  old-fash- 
ioned residences  into  the  hands  of  ordinary  tenants,  while  Mercer 
and  Greene  streets,  following  the  precedent  set  by  Church  street, 
began  to  abound  in  some  of  the  vilest  haunts  of  the  metropolis. 
One  by  one  the  old  malodorous  dwellings  along  these  thorough- 
fares were  pushed  out  by  large  warehouses,  occupied  principally  by 
the  dry-goods  and  notions  trades. 

The  building  done,  however,  in  these  and  the  following  years 
cannot  be  properly  included  in  what  is  known  as  the  Mercantile 
District.  The  creation  of  the  new  locality  may  be  said  to  have 
commenced  in  February,  1884,  when  the  Cohnfeld  Building  was 
erected  at  the  southeast  corner  of  Bleecker  and  Greene  streets. 
This  was  the  pioneer  structure,  for  which  Mr.  Alfred  Zucker  was  re- 
sponsible not  only  for  the  plans,  but  for  the  selection  of  site.  The 
friends  of  the  owner  and  many  experienced  real  estate  men  re- 
garded the  placing  of  such  a  building  in  such  a  position  as  a  foolish 
and  ill-considered  step — the  reputation  of  the  place  was  so  bad  and 
its  advantages  for  commercial  purposes  were  so  far  from  being  ap- 
preciated. A  couple  of  years  passed  before  ]\lr.  Cohnfeld's  example 
attracted  any  imitators.  In  1886  some  w'ork  was  done  on  Houston 
street,  and  in  1887  on  upper  Greene  street  without,  however,  greatly 
affecting  the  value  of  property.  For  instance,  in  1884  a  plot  25X 
100,  No.  163  Greene  street,  sold  for  $30,000,  and  a  couple  of  years 
later  lots  at  Nos.  159  and  161  of  the  same  size  but  somewhat  better 
improved  were  sold  for  $34,000  and  $32,750  respectively. 

Late  in  1889,  however,  a  very  active  buying  movement  com- 
menced within  the  district  bounded  as  follows:  Commencing  at 
Broadway,  northwest  corner  of  Canal  street,  thence  running  north 
along  the  west  side  of  Broadway  to  the  south  side  of  14th  street. 

In  two  weeks  in  1882  plans  for  the  following  were  filed:  Greene  street,  NO. 
16,  !?ix-story  iron  store;  cost,  .?;26,000;  Greene  street.  No.  18,  six-story  iron 
store;  cost,  $32,000;  Greene  street,  No.  45,  six-story  iron  store;  Greene 
street,  Nos.  121  and  123,  six-story  warehouse;  cost,  $75,000;  Greene  street. 
No.  125,  six-story  warehouse;  cost.  .fliS.OOO;  Greene  street,  No.  1.S3,  six-story 
warehouse;  cost,  $48,000;  Greene  street,  No.  135,  six-story  warehouse;  cost, 
$48,000;  Greene  street.  No.  137,  six-story  warehouse;  cost,  $48,0(10;  corner 
Greene  and  Spring  streets,  warehouse;  cost,  $60,000;  corner  Greene  and 
Spring  streets,  warehouse;  cost,  $80,000. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  127 


thence  west  along  14th  street  to  the  east  side  of  6th  avenue,  thence 
running  along  6th  avenue  to  the  southeast  side  of  Carmine  street, 
thence  southwest  along  Carmine  street  to  the  northeast  side  of 
Varick  street,  thence  southeast  along  Varick  street  to  the  north 
side  of  Canal  street,  thence  east  along  Canal  street  to  Broadway 
to  a  point  at  the  beginning,  nearly  $16,000,000  worth  of  property 
was  sold  in  one  year  and  plans  were  filed  for  buildings  to  cost  nearly 
$4,000,000.  This  decided  the  character  of  the  district  and  produced 
one  of  the  most  extensive  movements  in  real  estate  that  has  oc- 
curred down  town  within  the  period  we  are  considering. 

The  tenantry  of  the  new  mercantile  district  was  drawn  very 
largely  from  the  wholesale  firms  occupying  anticjuated  quarters  in 
Broadway,  between  Murray  and  14th  streets.  Owners  of  Broad- 
way property,  in  order  to  meet  the  competition  of  the  improved 
mercantile  buildings  in  the  new  district,  began,  in  1890,  to  improve 
on  a  large  scale,  with  the  result  that  the  supply  of  mercantile  housing 
facilities  has  outstripped  the  demand.  In  January,  1898,  there  were 
no  less  than  177  buildings  for  rent,  in  whole  or  in  part,  in  Broad- 
way, between  Murray  and  14th  streets,  of  which  30  contained  va- 
cant stores,  128  one  or  more  vacant  lofts,  and  the  rest  vacant  of- 
fices. 

The  supremacy  of  this  section  of  Broadway  as  a  seat  of  wholesale 
business  makes  it  of  interest  to  discover  what  the  increase  in  mer- 
cantile accommodations  has  been  since  the  reconstruction  of  the  ave- 
nue began  in  1890.  The  total  store  and  loft  space  from  Murray 
street  to  14th  street  in  1890  was  5.637,374  sq.  ft.  Of  this  1,713,300 
sq.  ft.  were  removed  to  make  way  for  new  buildings,  leaving  3,924,- 
074  sq.  ft.  in  the  old  buildings  standing.  To  this  new  store  and  loft 
buildings  have  added  3,699,121  sq.  ft.,  making  a  total  of  that  class 
of  space  existing  to-day  of  7,623,195  sq.  ft.,  or  an  increase  of  about 
40  per  cent,  on  the  total  of  1890.  Of  the  space  deducted  405,300 
sq.  ft.  was  replaced  by  office  buildings,  which  contain  a  fioor  space 
of  1,066,050  sq.  ft.  The  last  mentioned  figures  relate  to  the  space 
contained  in  the  Postal,  Home  Life,  Shoe  and  Leather  Bank,  Mu- 
tual  Reserve,  Central  Bank,  New  York  Life  and  Cable  Buildings. 
Three  other  buildings  might  call  for  some  further  modification  of 


128 


A  HISTORY  OF  REAL  ESTATE, 


the  figures,  but  as  they  are  store,  loft  and  office  buildings,  they 
have  been  classed  among  stores  and  lofts  to  prevent  confusion  by 
making  too  many  divisions.  Consequently  the  new  store  and  loft 
space  of  3,699,121  sq.  ft.  was  substituted  for  1,308,000  sq.  ft.,  the 
proportion  of  new  to  old  displaced  being  nearly  2.8  to  i.  Perhaps 
some  little  deduction  should  be  made  because  of  the  fact  that  some 
of  the  old  buildings  removed  were  used  as  offices,  everything  hav- 
ing, in  the  first  place,  been  taken  as  store  and  loft  space  for  the  sake 
of  convenience ;  but  this  would  not  materially  change  the  result  ar- 
rived at.  It  should  be  mentioned,  also,  that  no  account  has  been 
taken  of  the  space  in  the  Morton  House  Block,  or  that  occupied  by 
Grace  Church,  so  that  all  important  necessary  deductions  have 
been  made.  Another  fact  to  be  noted  is  that,  unlike  the  floors  in 
store  and  loft  buildings,  only  60  per  cent,  of  the  space  in  modern 
buildings  is  rentable,  so  that  the  new  office  buildings  mentioned  con- 
tain in  1,066,050  sq.  ft.  floor  space  only  699,630  sq.  ft.  rentable 
space.    These  figures  may  be  summarized  as  follows: 


Square  ft. 

Total  floor  space,  Murray  to  14th  street,  1890   5,637,374 

Less  since  removed  for  new  buildings  :  — 

Square  ft. 

For  stores  and  lofts    1,308,000 

For  offices                                                                   405,300—  1,713,300 

Balance    3,924,074 


Added  by  new  store  and  loft  buildings   3,699,121 


Total  store  and  loft  space,  1898   7,623,195 

Total  office  floor  space    1,(166,050 

Total  office  rentable  space    699,630 


The  rapid  production  of  new  mercantile  housing  facilities  has 
naturally  depressed  rents.  The  upper  lofts  in  unimproved  build- 
ings are,  to  use  the  expression  of  a  competent  authority,  sacrificed, 
while  the  rentals  for  upper,  and,  consequently,  more  desirable,  lofts 
in  new  buildings  have  declined  about  12  cents  per  square  foot  in 
the  better  part  of  the  avenue,  namely,  betw-een  Canal  and  14th 
streets.  The  pregnant  fact  remains,  how-ever,  that,  although  rents 
have  fallen,  land  has  appreciated  in  value.  This  fact,  taken  in  con- 
nection with  the  circumstance  that  very  little  property  is  ofTered 
for  sale,  undoulstedly  means  that  Broadway  realty  is  in  strong 
hands,  that  modern  improvements  bring  a  fair  return,  and  that 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  129 

owners  of  antiquated  buildings  are  waiting  for  a  favorable  oppor- 
tunity to  improve. 

Since  1879  the  extension  northward  of  the  business  section  of 
the  city  has  been  steady  and  persistent.  Of  course,  what  remained 
of  a  private  character  in  14th  street  has  been  utterly  routed  out, 
23d  street,  from  Third  to  Seventh  avenue,  has  been  completely 
transformed  for  the  purposes  of  retail  trade,  and  42d  street  has  been 
invaded  by  the  shopkeeper.  Sixth  avenue,  between  14th  and  23d 
streets,  has  assumed  a  position  second  only  to  Broadway  as  a  shop- 
ping centre.  Fifth  avenue,  between  the  same  parallels,  is  filling  up 
with  office  buildings  and  the  stores  of  leading  publishing  houses. 
Between  23d  and  42d,  or  rather,  perhaps,  59th  street,  in  the  cen- 
trally located  avenues,  the  t_\'pical  three  and  four-story  private  dwel- 
lings are  rapidly  being  displaced  by  taller  structures  of  a  semi-pub- 
lic nature — store  and  ofifice  buildings,  studios,  hotels,  theatres, 
clubs,  and  high-class  apartment  houses.  During  the  last  adminis- 
tration large  sums  of  money  were  expended  on  public  improve- 
ments in  this  central  district — 14th  to  59th  street — particularly  in 
Fifth  avenue.  Furthermore,  the  change  from  horse  power  to  the 
underground  electric  trolley  that  is  taking  place  on  all  the  princi- 
pal surface  lines  of  the  island  has  a  tendency  to  facilitate  local  travel 
within  the  district. 

These  several  circumstances  have  given  a  marked  upward  turn  to 
real  estate  values,  as  may  be  seen  at  a  glance  bv  reference  to  the  tax 
lists  for  1898.  During  the  past  year  the  appreciation  in  the  value  of 
land,  apart  from  buildings,  in  the  tax  section  bounded  by  14th  and 
40th  streets,  the  Hudson  and  East  rivers,  was  some  $1 1,240,000.  In 
the  tax  section  bounded  by  40th  and  96th  street.  Sixth  avenue.  Cen- 
tral Park  West  and  the  Hudson  River,  it  was  some  $9,470,000.  In 
none  of  the  remaining  seven  tax  sections  into  which  the  island  is 
divided  did  the  appreciation  exceed  $3,510,000. 

MICHAEL  A.  MIKKELSEN. 


9 


130 


A  HISTORY  OF  REAL  ESTATE, 


APPENDIX. 

N  tlic  foregoing  pages  reference  has  been  made  to 
a  number  of  the  noted  auction  sales  of  Alanhattan 
real  estate.  Some  of  these  deserve  to  be  given  in 
full  because,  by  the  partition  and  distribution 
among  the  public  of  large  parcels  of  vacant  land, 
they  gave  the  first  impetus  to  building  improvement  in  new  locali- 
ties ;  others  because,  by  a  similar  partition  of  extensive  holdings  of 
antiquated  properties,  they  encouraged  the  replacement  of  old  with 
larger  buildings,  which  constitutes  the  most  striking  feature  of  real 
estate  activity  in  the  rapidly  expanding  mercantile  section  of  the 
island.  All  auction  sales  are  important  as  matters  of  record,  inas- 
much as  they  furnish  a  surer  index  to  prices  than  the  values  given  in 
private  sales,  which  are  not  infrequently  purposely  inflated  to  affect 
the  market.  The  selection  which  follows  has  been  made  with  a  view 
to  illustrating  land  values  in  certain  localities,  now  prominent  on 
the  market,  during  what  may  be  termed  their  formative  periods. 

The  three  Dyckman  sales  (1869-7])  inaugurated  the  move- 
ment which  has  resulted  in  the  breaking  up  of  the  great  estates  in 
the  upper  part  of  the  island,  many  of  which  dated  from  Colonial 
times.  The  Dyckman  sales  took  place  during  the  speculative  period 
which  came  to  an  end  in  1873,  and  the  property  then  sold  brought 
higher  prices  than  could  probably  be  obtained  at  the  present  day. 
However,  the  distribution  of  this  estate,  which  lay  in  the  neighbor- 
hood of  200th  street,  has  not,  owing  to  its  extreme  northerly  loca- 
tion, been  productive  of  such  marked  results  in  the  way  of  building 
improvements  as  have  attended  sales  of  parcels  farther  south. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


The  Carman  Sale. 

The  next  important  sale  that  we  have  to  notice  is  the  Carman 
sale.  The  Carman  property,  comprising  257  lots,  was  originally 
disposed  of  at  auction  ]\Iarch  25,  1880.  Owing  to  legal  difficulties, 
however,  tlie  buyers  refused  to  take  title,  and  the  lots  were  again 
put  under  the  liammer  April  6,  1881.  In  the  former  year  the  real 
estate  market  was  decidedly  speculative,  being  buoyed  up  by  the  re- 
turning tide  of  prosperity  :  in  the  latter  year  it  is  evident  that  capital 
had  come  to  look  for  quicker  profits  than  could  be  obtained  from 


outlying  unimproved  lots,  as  may  be  seen  from  the  subjoined  table: 

Prices.  Prices. 

1880.  1881. 

Lots  on  new  av,  north  of  148th  st   $1,625  $2,365 

10  lots  on  new  av  north  of  1.53d  st   4,675  4,375 

1  lot  on  new  av  north  of  154th  st   850  825 

13  lots  on  175th  st,  bet  10th  and  11th  avs   9,850  8,3(i5 

1  lot  on  new  av  below  175th  st   600  500 

2  lots  on  151st  st,  west  of  Boulevard   2,400  2.050 

2  lots  on  152d  st,  525  west  of  Boulevard   2,400  2,650 

Riverside  House  and  lots   21,000  12,500 

Lots,  being  101.11  on  12th  av.  bet   l.VJd  and   1.5;!d  sts. 

with  water  front  on  Hudson  River  ..f  H'.i.ll   2,.j00  1,100 

Lot  No.  22,  being  104.11  on  12th  a  v.  lift  ir.LM  ,,,1.1  l.-,;;d 

sts,  with  water  front  on  Hudson  River  i.f  :•;»  1 1   2,500  1,100 

14  city  lots  on  a  new  av  south  of  High  Lii  i.lg,-  park.  .  .  .  3,500  3.920 

5%  city  lots  on  a  new  av  north  of  High  Bridge  park   2,530  2,338 

Mansion  House,  including  16i^  city  lots  on  a  new  av  north 

of  High  Bridge  park   12,778  9,900 

6%  city  lots,  on  a  new  av  north  of  High  Bridge  park   1,713  1,300 

4%  city  lots,  known  as  No.  183  in  catalogue,  on  a  new  av 

north  of  High  Bridge  park   1,065  1,065 

5%  city  lots,  known  as  No.  183,  on  a  new  av  north  of  High 

Bridge  park   1,575  1,171 

7  city  lots,  No.  185,  on  a  new  av  north  of  High  Bridge 

park    2.660  1,760 

7%  city  lots,  known  in  catalogue  as  No.  186,  on  a  new  av 

north  of  High  Bridge  park   2,900  2,537 

8%  city  lots,  known  as  No.  189,  on  a  new  av  north  of  High 

Bridge  park   2,397  2,100 

10  city  lots,  known  in  catalogue  as  No.  19D,  and  lying 

north  of  High  Bridge  park   5,000  2,600 

9  1-0  city  lots,  known  as  No.  189,  north  of  High  Bridge 

park    4.616  2,313 

6%  city  lots.  No.  188,  north  of  High  Bridge  park   2,365  1,385 

10  city  lots  on  10th  av,  south  of  Boulevard   11,500  8,500 


Total   $103,649  $(i7.809 

Decrease  in  price    $35,840 


132  A  HISTORY  OF  REAL  ESTATE, 

The  Mutual  Life  Insurance  Co/s  Sale. 

The  Mutual  Life  Insurance  Company's  sale  comprised  nine  par- 
cels of  improved  property  and  227  vacant  lots,  and  was  held  April 
20,  1880,  aggregating  $663,455.  The  prices  obtained  were  the  high- 
est paid  at  any  time  since  1874,  although  50  per  cent,  lower  than  the 
highest  prices  obtained  for  similar  real  estate  before  the  panic  of 
1873.  The  prices  obtained  were  certainly  more  than  double  the 
amoimt  which  could  have  been  secured  in  1874.  Lots  which  were 
sold  for  $4,000  would  not  have  brought  more  than  $1,200  or  $1,500 
in  1874. 

Boulevard,  s  e  cor  69th  st,  28.6%xl3fi.8yox25.5xl23.8,  to  E.  Llvingston.$13,000 

Boulevard,  e  s,  adj  above,  56.2x123.8x50x97.11,  to  E.  Livingston  18,000 

Boulevard,  e  s,  adj  above,  28.1x122.11x25x110.1,  to  E.  Livingston   9,000 

Boulevard,  n  w  cor  139th  st,  99.11x75,  stable,  to  M.  B.  Baer   11,000 

Boulevard,  s  w  cor  140th  st,  99.11x75,  frame  dwelling,  to  Stephen  B. 

French    17,600 

Delmonico  pi  (Grove  av),  e  s,  150  n  Cliff  st,  100x100,  to  J.  L.  Lindsay 

att'y)    1,0(10 

51st  st  (No.  217),  n  s,  200  e  3d  av,  20x100.5,  three-story  brick  house, 

to  James  Hartigan    7,000 

66th  st,  a  s,  325  e  10th  av,  25x100.5,  to  F.  Toran   2,900 

(i6th  st,  n  s,  125  e  10th  av,  150x100.5,  to  Samuel  Adams   23,100 

e9th  st,  s  s,  136.8  e  Boulevard,  25x75.5,  to  E.  Livingston   5,100 

76th  st,  n  s,  100  e  10th  av,  100x102.2,  to  F.  P.  Woodbury   15,200 

76th  st,  n  s,  200  e  10th  av,  50x102.2.  to  John  P.  Huggins   8,000 

77th  st,  s  s,  KK)  e  10th  av,  150x102.2,  to  James  McCloud   15,300 

83d  st  (No.  166),  s  s,  149.8  w  3d  av,  15.7x102.2,  three-story  brick 

house,  to  Man  &  Parsons    6,6.50 

95th  st,  n  s,  100  e  10th  av,  50x100.8  1 

96th  st,  s  s,  100  e  10th  av,  50x100.8  1 

to  L.  Friedman    11,200 

95th  st,  n  s,  150  e  10th  av,  lOOxlOO.S  ' 

96th  st,  s  s,  150  e  10th  av,  100x100.8  i 

to  Samuel  Adams    24,800 

95th  st,  n  s,  250  e  10th  av,  100x100.8  1 

96th  st,  s  s,  250  e  10th  av,  lOOxlOd.S  I 

to  Samuel  Adams    2(!,8()0 

95th  st,  n  s,  350  e  loth  av.  .-(ixKiii.s  I 

96th  st,  s  s,  350  e   Kitli   av,   .-.(ixKm.S  | 

to  J.  M.  Lichtenhauer   13,800 

95th  st,  n  s,  400  e  10th  av,  .-.(IxKki.n  J 

96th  st,  s  s,  400  e  10th  av,  .-.(ixKid.s  ( 

to  A.   M.   Lyons    13,7(10 

95th  st,  n  s,  450  e  10th  av,  50x1()o.,s  I 

90th  st,  s  s,  450  e  10th  av,  50xl()(i.s  | 

to  R.  W.  Cameron   13,500 

95th  st,  n  s,  500  e  10th  av,  50x1  (in  s  I 

96th  st,  s  s,  500  e  10th  av,  50xl(i(i  s  I 

to  Jas.  D.  Lynch    13,200 

95th  st,  n  s.  550  e  10th  av,  5(lxl0ti.S  I 

96th  st,  s  s,  550  e  10th  av,  50xl(t()..s  i 

to  H.  Babcock    13,100 

95th  st,  n  s,  600  e  10th  av,  .".OxKms  | 

96th  st,  s  s,  600  e  10th  av,  .-(.xKhis  | 

to  R.  W.  Cameron   12,600 

103d  st,  s  s,  100  w  10th  av,  l(i.'..1 1xTSxl.")2.9x80.1,  to  R.  W.  Cameron.  10,800 
121st  st  (No.  508),  s  s,  Vi:\  e  Av  A,  17x80,  three-story  brick  house, 

to  Michael  Hicks   3,450 

121st  st,  s  s,  adj  above,  ITxSO,  similar  house,  to  John  O'Brien....  3,350 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


133 


121st  St,  s  s,  adj  above,  17x80,  similar  house,  to  J.  L.  Parley   3,500 

121st  St,  s  s,  adj  above,  17x80,  similar  house,  to  C.  Saulinger   3,350 

121st  St,  s  s,  adj  above,  17x80,  similar  house,  to  E.  A.  Parker   3,300 

123d  St,  s  s,  100  w  8th  av,  52.5x85.4x98.2,  to  R.  H.  L.  Townsend   5,700 

136th  st,  s  e  cor  New  av,  100x103.1x104.8x1.33.11,  to  A.  M.  Lyon   3,440 

136th  st,  s  s,  100  e  New  av,  218xl33.11xl89.1x  abt  187.10,  to  R. 

W.  Cameron    8,000 

136th  st,  n  e  vov  Now  av,  ll)()x!)0.11,  to  Brian  MoKinney   3,120 

13Gth  st,  n  s,  100  e  New  av,  10(»xl!).").:',x10  l.<Sxl<;i..">,  to  A.  Lustig-.  .  3,()8() 

13Gth  st,  n  s,  200  o  New  av,  75x16-1. .'.x7S.C)xl -1 1.5,  to  A.  M.  Waters.  .  2,250 

13Gth  st,  n  s,  275  e  New  av,  67.C.xl41 .5x1  KM  1  xl  15,  to  A.  M.  Waters.  .  2,580 

136th  st,  s  w  cor  New  av,  lOOxSOxlOl.Sx  i;t.2.  to  .James  Plunkett   1,840 

136th  st,  s  s,  100  w  New  av,  l.no.Tx  Ili.L^x  1  (il.  1 .  1..  same   1,000 

136th  st,   n   w   cor  New   av,    10(ix!)'.).ll  [ 

137th  st,  s  w  cor  New  av,  l00x!>!>.ll  I 

to  E.  J.  King-   5,7(!0 

136th  st,  n  s,  100  w  New  av,  50x09.11  1 

137th  st,  s  s,  100  w  New  av,  50x99.11  

to   B.   McKinney   2,800 

136th  st,  n  s,  150  w  New  av,  .50x99.11  1 

137th  st,  s  s  150  w  New  av,  .">0.x99.11  | 

to  T.       Hisgins   2,800 

136th  st,  n  s,  200  w  New  av,  5i)xir).ll  I 

137th  st,  s  s.  200  w  New  av,  5(ix!i!».  II  

to  H.  P.  Gray   :'.,040 

137th  st,  s  e  cor  New  av,  lOO.Sx'.Ci.l  lxl(iiix!i."..4,  to  B.  McKinney.  ..  .  2,800 

137th  st,  n  s,  100  e  10th  av,  2(it;.:!xii;i..-.x21.->.l(».  to  F.  Yoran   2,520 

140th  st,  s  s,  325  w  Boulevard,  125x!)!).ll,  throe-story  frame  dwelling, 

to   Carl   H.    Schultz    17,(100 

140th  st,  s  s,  adj,  100x99.11,  brick  stables,  to  same   6.200 

140th  St.  s  s,  adj.  191x99.11,  to  same   8,400 

l.'iSth  s(.  s  s.  1(11)  (■  Kith  av.  .".OxlOO,  stable,  to  H.  P.  Gray  2,950 

:;il  av,  11  (■  <  oi-  IdCtti  St.       --'x  KM),  to  Jacob  Bookman   7,700 

:;d  av,  I-  s,  25.2  n  KKlth  st,  .".(1.6x110,  to  R.  H.  I..  Townsend   10,2(10 

5th  av  (No.  J:!()8),  e  s,  (;9.6  s  86th  st,  22x100,  four-story  Nova  Scotia 

stone  front  dwell'g,   to  A.   Rumiill    36,750 

5th  av,  e  s,  50.5  n  100th  st,  50x100,  to  11.  McAleenan   27.0.50 

5th  av,  e  s,  75.8  n  115th  st,  75.9x1(1(1.  inci,-.,  to  H,  McAleenan   1S,.S25 

8th  av,  n  w  cor  122d  st.  .5(1.1  1  x2S.(;n.V,1.9x.59.9,  tn  10.  J.  KinK"   6,(V)0 

8th  av,  s  w  cor  123d  st.  ."i  1. 1  1  x  1  (  k  1.  I..  \l.  H.  L.  Townsend   Kl,2()U 

8th  av,  w  s,  adj,  50x5'.l.'.ix."'iS.Sx',li  i.."i,  to  same   .S.dOO 

8th  av,  w  s,  adj,  5(1xKkix."i2.Sx'.mi.,".,  to  J.  M.  Pinkney   4,6.50 

10th  av,  e  s,  2."..!  s  r.Tili  si.  2.'i. 1x1(10,  to  R.  H.  L.  Townsend   2,950 

10th  av,  e  s,  MT.s  11  7.;. I  si.  sd.SxlOO,  to  John  D,  Crimmins   1(;,(t(iO 

10th  av,  n  e  eoi-  Tcili  si.  27.2x10,  to  F.  Yoran   5,100 

10th  av,  e  s,  adj  above,  7.'>xlOO,  to  A.  J.  Meyer   10,200 

10th  av,  e  s,  adj  above,  7.5x100,  to  P.  J.  O'Donohue    '.i,0(.)0 

10th  av,  s  e  cor  77th  st,  27,2x100,  to  Thomas  C.  Hisgins   4,1.50 

10th  av,  e  s,  25.2  n  95th  st,  75.6x100,  to  P.  J.  O'Donohue   '.I.COO 

10th  av,  n  e  cor  ii.'th  st,  25.2x1(10,  to  P.  J.  O'Donohue    :;,900 

10th  av,  s  e  cor  '.Kith  st.  2."i.2xl(i(i.  {<<  J.  D.  Crimmins   ."i.:i50 

10th  av,  e  s,  .50.4  2.".  2  s  '.M'.tli  si,  2."i.2xKio,  to  J.  D,  Crimmins   :',.3O0 

10th  av,  e  s,  50.  1  s  IMIth  st.  ."10.4x100,  to  D.  Christie   (;,575 

10th  av,  s  w  cor  lo:'.d  st.  22x1(10,  to  B.  C.  Thornell    :!,2.50 

10th  av,  w  s,  .-idj  .ibose.  UOxlOO,  to  H.  P.  Gray   2,175 

10th  av,  w  s,  adj  above,  11.2xl(J0,  to  same   4,0.50 

10th  av,  n  o  c.r  J.".(itli  st,  99.11x100,  to  H.  Babcock    6.200 

10th  av,  s  e  cor  137th  st,  99,11x100,  to  S.  B,  Waterman   6,600 

10th  av,  n  e  cor  137th  st,  94.3x100x5.5x104.7,  to  E,  J.  King   6.OOO 


134 


A  HISTORY  OF  REAL  ESTATE, 


The  Jumel  Sale. 

At  the  famous  Jumel  sale  1,058  city  lots  were  disposed  of  for  $544,- 
830.  The  sale  began  on  May  31,  1882.  Despite  the  general  impres- 
sion that  the  prices  obtained  were  good,  the  sale  was  stopped.  It  was 
concluded  on  Novcnd)cr  15.  16,  i;  and  18,  when  prices  ruled  30  per 
cent,  lower  than  in  May.  On  April  3,  1888,  79  lots  were  auctioned 
which  had  been  bought  by  the  Jumel  heirs  or  by  persons  who  had 
failed  to  complete  their  purchases,  and  which  consequently  remained 
in  possession  of  the  estate.  The  79  lots  brought  a  total  of  $250,752 
in  1888,  as  against  $187,505  in  1882. 

May  31,  1882. 


Broadway,  n  e  cor  Liberty  st,  2.'j.4xS.").2   I 

Liberty  st,  n  s,  85.2  e  Broadway.  25.4x47.7x  irreg-  

Nos.  150  Broadway  and  71  and  73  Liberty  st,  fiye  and  six-story 

brick  office  buildings   | 

Williamsburg  City  Fire  Ins.  Co.    (Rent  $21.970)  .^50,000 

Jumel  terrace,  160th  and  161st  st  and  Public  Drive— the  block.  r;.">9..T 

on  Jumel  terrace,  xl73.3  on  160th  st.  x21fi.S  on  inist  st.  x  irreg.. 

mansion.    Nelson  Chase   .  45.000 

Jumel  terrace,  n  w  cor  160th  st.  2."xS0.   F.  Moriarty    1,200 

Jumel  terrace,  w  s,  25  n  160th  .-^t,  2.'ixS4.S.    f.  Moriarty   950 

Jumel  terrace,  w  s,  50  n  160th  st,  2.'xS9.4x2.-x04.  Chas.  Van  Cott.  .  900 
Jumel  terrace,  w  s,  75  n  160th  st,  I(i(ix04xl(illxl(l0.   John  D.  Crim- 

mins   3_000 

Jumel  terrace,  w  s,  184.3  s  161st  st,  50xl0(».   Pat.  Merrigan   1,750 

Jumel  terrace,  w  s,  84.3  s  161st  st,  50x100.   Geo.  Fisher    1,700 

Jumel  terrace,  w  s,  34.3  s  161st  st,  50x100.  John  J.Conlon   1,800 

Jumel  terrace,  s  w  cor  160th  st,  34.3x100.  John  J.  Conlon   1,650 

Kingsbridge  road,  s  e  cor  167th  st,  31.5x89.4x30x79.9.    S.  J.  Huggins.  1,010 

Kingsbridge  road,  e  s,  adj,  26.2x79.9x25x71.11.    S.  J.  Huggins   680 

Kingsbridge  road,  e  s,  adj,  26.2x71.11x25x64.1.    S.  J.  Huggins   050 

Kingsbridge  road,  n  e  cor  167th  st,  27.10x100.5x26.7x98.1  on  167th 

St.  V.  K.  Stevenson,  Jr   1,050 

Kingsbridge  road,  e  s,  adj,  26.2x114.3x25x106.5.   Chas.  Connelly   875 

Kingsbridge  road,  e  s,  adj,  26.2x97.2x25x114.3.    Merrigan   785 

Kingsbridge  road,  e  s,  78.7  s  168th  st,  25x97.2x25x105.     P.  Brun- 

ner   685 

Kingsbridge  road,  e  s,  52.4  s  168th  st.  26.2x80x25x87.10.    P.  Brunner.  685 
Kingsbridge  road,  e  s,  26.2  s  168th  st,  26.2x87.10x25x87.10.  P.  Brun- 
ner   815 

Kingsbridge  road,  s  e  cor  108th  st,  26.2x95.9x25x103.7  on  16th  st.  P. 

Brunner    1,245 

Kingsbridge  road,  n  e  cor  168th  st,  26.2x86.7x25x78.8.    F.  T.  Van 

Buren   1,300 

Kingsbridge  road,  e  s,  adj,  79x110.2x75x86.7.  F.  T.  Van  Buren   2,475 

Kingsbridge  road,  e  s,  57.7  s  109th  st,  26.2xS5.2x— x93.    Scott  & 

Myers    820 

Kingsbridge  road,  e  s,  31.5  s  ICOth  st,  2(;.2x93x— xlOO.ll.    Scott  & 

Myers    850 

Kingsbridge  road,  s  e  cor  169th  st,  31.5xl00.11x— xllO.3  on  169th 

St.    Scott  &  Myers    1,310 

Public  drive,  n  w  cor  159th  st,  25.1x107.8x25x105.1.    B.  P.  Fairchild.  2,125 

Public  drive,  w  s,  adj,  75.2x105.1x75x104.10.    B.  P.  Fairchild   4,725 

Public  drive,  s  w  cor  160th  st,  27x132.9x25x122.6.  B.  P.  Fairchild..  2,200 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  135 

Public  drive,  w  s,  27  s  100th  st,  77.2x104. l(ix7."ixT_'-J.<;.    B.  p.  Fair- 
child   .  .'   4.4-i5 

Public  drive,  n  w  cor  lU2d  st,  2.j.lx— .    J.  H.  Sutplu  n    l.MOO 

Public  drive,  w  s,  adj,  100.6x— .    J.  H.  Sutphen    :!..S50 

Public  drive,  w  s,  25.1  s  163d  st,  75.3x— .    J.  H.  Sutphen   :!,130 

Public  drive,  s  w  cor  163d  st,  25.1x— .    J.  H.  Sutphen   3.130 

Public  drive,  n  v>-  cor  l(i3d  st,  26.3x149.11x25x141. lo.     Francis  P. 

Knapp    1,500 

Public  drive,  \v  s,  adj,  IN. CxUl, 1(1x25x132.6.    G.  W.  Mead   901) 

Public  drive,  w  s,  adj,  2(;.Sxl;i2.«;x25xl2:'..    Scott  &  Myers   721) 

Public  drive,  w  s,  adj,  2(;.Sx  1 2:1x25x1 13.7.    Scott  &  Myers   r,70 

Public  drive,  w  s,  adj,  2r,  Sxl  i:;.7x_'5xl(i4.2.    G.  W.  Mead   .525 

Public  drive,  s  w  cor  lii  ltli  ^t.  ^C.Cx'.M  .(ix24.10xl00.11.    Pat.  Fox.  .,  .  ,S75 

Public  drive,  w  s,  adj,  So.lxKin.  11x75x129.2.    Pat.  Fox   1,950 

159th  st,  n  s,  100  e  St.  Nicholas  av,  KKixlOO.    B.  P.  Fairchild   4,600 

160th  st,  s  s,  112.4  e  St.  Nicholas  av,  25x100.    John  Callahan   1,575 

100th  st,  s  s,  adj,  100x100.    B.  P.  Fairchild   4,800 

101st  st,  s  s,  172.7  e  St.  Nicholas  av,  50x127.4.    John  Callahan   2,225 

162d  st,  n  s,  100  e  St.  Nicholas  av,  2.5x112.6.    j.  Know  i.-s   1,225 

162d  st,  n  s,  125  e  St.  Nicholas  av,  50x112.1;.    W  in.  I  MppHrin.-in   2,n.5<) 

162d  st,  n  s,  adj,  7.5x112.6.    Wm.  Dippernian   2,. •'.70 

162d  St.  n  s.  adj,  .50x112.6.    Douglas  Campl).'ll   960 

162d  st,  n  s.  adj.  175x112.6.    J.  H.  Sutphen   3,175 

102d  st,  11  s.  adj,  50x112.6.    J.  II.  Sutphen   1,300 

163d  st,  s  s,  100  e  St.  Nicholas  av.  25x112.0.    J.  F.  Cherry   1.0.50 

163d  st,  s  s,  adj,  175x112.6.    B.  P.  Fair,  hild   5,461) 

163d  st,  s  s,  adj,  100x112.6.    Pat.  l-.x   2,4S0 

163d  st,  s  s,  adj,  2.5x112.6.    Chas.  F.  I>:n  1 1  i.lu.   690 

163d  st,  s  s,  425  e  St.  Nicholas  av,  H'OxlPJ.O.    J.  H.  Sutphen   2.990 

103d  st,  n  s,  100  e  loth  av,  25x112.6.    M.  B.  Brown   1.040 

163d  st,  n  s,  adj,  25x1 12.(;,    Bouise  Isabeau   825 

163d  st,  n  s,  adj.  25x112.0.    B.)uise  Isabeau   710 

163d  st,  n  s,  adj,  100x112.6.    Douglass  Campbell   2,440 

16.3d  st,  n  s,  adj,  75x112.6.    Philip  Feuring   1.6.50 

168th  st,  s  s,  100  w  Audubon  av,  2.5x100.    F.  T.  Van  Buren   .525 

168th  st,  s  s,  125  w  Audubon  av,  2.5x75.    F.  T.  Van  Buren   525 

109th  st,  s  s,  100  w  Audubon  a  v.  50xS5.    Alfred  Roe   1,000 

lG9th  st,  s  s,  1.50  w  Audubon  av,  5(ixS5.    D.  Campbell   900 

169th  st,  s  s,  200  w  Audubon  av,  25xS5.    Scott  &  Myers   500 

Audubon  av,  s  \v  cor  100th  st.  2.">x'.(0.4  to  Kingsbridge  road,  x29.4x75. 

Joseph  Brennan    1.015 

Audubon  av,  w  s,  adj.  :'.o.(!.\75x25,(;x52.."..    Jos.  Brennan   90.5 

Audubon  av,  n  w  mv  lOCth  si.  _'5xl2L'.7x26.2xl:',0.6.    Pat.  Fox   1.675 

Audubon  av,  \v  s,  adj,  75xl3O.0x7.'S.7x1.")4.1.    Pat.  Pox   2,925 

Audubon  av,  w  s,  adj,  50x90.    B.  P.  Fairchild   1,:'.00 

Audubon  av,  s  w  cor  167th  st,  30x90.    S.  J.  Huggins   910 

Audubon  av,  n  w  cor  167th  st,  26.7x100.    Pat.  Milligan   S50 

Audubon  av,  w  s,  adj,  50x100.    P.  Milligan   1.120 

Audubon  av,  \v  s,  .50  s  lOSth  st,  .50x100.    Matthew  Cox   1,080 

Audubon  av,  w  s,  25  s  168th  st,  25x100.    W.  Callahan   5.50 

Audubon  av,  s  w  cor  168th  st,  2.5x100.    D.  Campbell   835 

Audubon  av,  n  w  cor  168th  st,  25x100.    Alfred  Roe   800 

Audubon  av,  w  s,  adj,  25x100.    Alfred  Roe   525 

Audubon  av,  w  s,  adj,  2.5x100.    Michael  Smith   490 

Audubon  av,  w  s,  adj,  50x100.    D.  Campbell   1,060 

Audubon  av,  w  s,  25  s  169th  st,  25x100.    Alfred  Roe   500 

Audubon  av,  s  w  cor  169th  st,  30x100.    Alfred  Roe   900 

St.  Nicholas  av,  n  e  cor  1.59th  st,  25.5x100x2.5x104.8.    M.  A.  J.  Lynch.  3,000 

St.  Nicholas  av,  e  s,  adj,  70.;!x104.8x75xll8.8.    L.  J.  Phillips   4,875 

St.  Nicholas  av,  s  e  cor  looth  st,  25,5x112.4x25x107.8.    John  Callahan.  2,500 

St.  Nicholas  av,  e  s,  adj.  25.5x1  o7.Sx25x103.    John  Callahan   1,675 

St.  Nicholas  av,  e  s,  adj,  .5o.lOx!».;.,Sx.50xl03.    John  Callahan   3,150 

St.  Nicholas  av,  n  e  cor  160th  st,  2.5..5xlO0.    L.  J.  Phillips   2,050 

St.  Nicholas  av,  e  s,  25.5  n  100th  st,  2.5.5x100.    L.  J.  Phillips   1,600 


136 


A  HISTORY  OF  REAL  ESTATE, 


St.  Nicholas  av,  e  s,  50.10  n  IGOth  st,  25.5x100.    J  J  Watson   1,525 

St.  Nicholas  av,  e  s,  ^C^.:^  n  ICOth  st,  101.8x112.8x100x98.8.  J.  D.  Crim- 

mins    5,650 

St.  Nicholas  av,  e  s,  177.11  n  1050th  st.  25..5xll7.4x25xll2.8.  H.  Sonn.  1,475 
St.  Nicholas  av,  e  s,  2(i;!.4  n  KlOth  st,  .'?2.<>xl2:;.4x— x1 17.4.    W.  J. 

Barnes    1,S75 

St.  Nicholas  av,  e  s,  <)S  s  IHIst  st,  (;:i.4x7.'^.  I x- xl  1 2.:i.    H.  Sonn   2,850 

St.  Nicholas  av,  e  s,  60.4  s  161st  st,  :!1.8xll2.:;x— xi:n.O.    John  Calla- 
han   1,800 

St.  Nicholas  av,  e  s,  34.8  s  161st  st.  .•!l..Sxi:'.1.0x— xl."1.3.    John  Calla- 
han   2.300 

St.  Nicholas  av,  s  e  cor  161st  st,  :'.4.Sxl."il.:!x— xl72.7  on  161st  st.  John 

Callahan    4,000 

St.  Nicholas  av,  n  e  cor  162d  st,  2.".x100.    Henry  J.  Carr   3.750 

St.  Nicholas  av.  e  s.  2."  n  ir,2d  st.  .".Oxloo.    Henry  J.  Carr   3.000 

St.  Nicholas  av.  >■  s.  7."  11  ICl''!  st.  ."OxloO.    L.  j.  Phillips   3.350 

St.  Nicholas  av,     s,  :.i  1  s  1i;:m  si,  ."lOxloo.    Patrick  Fox   3.400 

St.  Nicholas  a  v.  r  s,  Si  s  ir,:;,i  st,  -J.'xloo.    p.  Fox   1,075 

St.  Nicholas  av,  s     rur  MV.;d  st,  2.")xl(tO.    P.  Fox   2,.SO0 

10th  av.  n  e  cor  lc>;!d  st,  25x100,    Martin  B.  Brown   li.O.'.O 

10th  av,  e  s.  adj.  2.";xl00.    M.  B.  Brown   I.SOO 

10th  av,  e  s,  adj.  .">OxlOO.    M.  B.  Brown   :i.200 

10th  av,  s  e  cor  1(;4th  st.  24.10x100.    11.  p.  P.rnwn   2.650 

10th  av,  e  s,  adj.  l;.">\-1(io.    M.  P.  Pmwn   1..500 

10th  av,  e  s,  adj,  7.".xloo.    M.  p..  Pr,,wn   4.530 

35%  city  lots,  with  water  rights  on  Harlem  River,  north  of  line  of 

165th  St.    Charles  A.  Appleby   8,165 

35  9-10  city  lots,  with  water  rights  on  Harlem  River,  south  of  line  of 

167th  St.    Charles  A.  Appleby   8.975 

Xovembt-r  1."-1S.  1  SS2. 

Edgecombe  road,  n  w  cni-  l.",'.ltli  st.  2.".7xS4x2."ixS'.i.!>.    A'.  K.  St'  vcnsoii.  .<1.2oo 

Edgecombe  road.       s,  adj.  70.1 1  xloii.  11  x7.">xS'.i.'.».          W.  SteviMisun..  L'.475 

Edgecombe  road.  ^\-  s.  adj,  7<;.  1 1  x1 "_' 1  ■_'x7."'ivl  1  ic.n .  \-  |<.  stevi-nsi  m  .  .  2  .")."iO 
Edgecombe  road,  s  w  ...r  li;oth  st,  2."i.7x  1 20. 1  1  x2."'ixl 24.2.    ^■.  K.  Ste- 

Edgecombe  niad,  n  w  cur  ICi'd  st,  2."i.4x  10. 1  Oxl'." x42.6.  Sutphcn.  500 

Edgecombe  road,  w  s.  ailj.  7<;.  1  xL".i.7x7."x  12.0.              Sutphen   l.OVO 

Edgecombe  road,  s  w  (  nr  lo.-'.d  st.  rji',.Sx7. 1  1  x  1  l:."'ix2;i.7.              Sutphen.  1.750 

Edgecombe  road,  n  w  c.r           st.  L'."..  I xO.s.  1  1  x-_'.''ix(;4.7.    P.  G.  Duffy.  7.".0 

Edgecombe  roail.  w  s.  adj.  1 1 H .  I x  t7.4x  1  ndxO  1.7.    Alfred  R.»'   075 

Edgecombe  roa.l.  \\  s.  l!.".  1'  s  liMth  st.  70x."i'.i.  Ix7."x72.4.    V.  K.  Steven- 
son   1.290 

Edgecombe  av,  s  w  i  .t  Pltili  st.  l.'."i.l;x."i.">x"J  1. 1  < ix.'i'.t.  1.  A'.  K.  Stc\i-!isi m.  5oo 

Edgecombe  r..;ui.  11  w  .  m,'  loltli  st.  1'."..  1  x  1  1  ."..i'.x'J.'x  1  I'.i.O.    C.  F.  Cantz.  7S5 

Edgecoml,,-  rnad.  \n   s.  adj.    1  L.ls.     C.   F.  Cniitz   I.StiO 

Edge<-<.inb..-  r.iad,  w  s.  adj.  I  |m1s.     11.  .Iiim.-l   li.-KID 

Edgecombe  mad,  11  «         looth  st.  I'.".,  1  x  1  o;  1. 1  1 .    P.  T.nditz   500 

Edgecombe  roa.l.  s  w  (  mi-  li;7th  st.  L'2..".x120.7xOl:. 11x100.11.  L.  Toplitz.  050 

Edgecombe  road,  w  s.  -JlO.ll  11  Hilth  st.  4  l-its.  J,,hn  M.  Jones   8011 

Edgecombe  road,  w  s,  adj,  4  l.ds.    (i.  F.  Cantz   1.020 

Edgecombe  road,  w  s,  adj,      luts,    G,  F,  Gantz   750 

Edgecombe  road,  w  s,  adj,  2  lots.    W.  A.  Cameron   490 

Edgecombe  road,  e  s,  n  107th  st,  2  lots,    August  Sbarbard   570 

Edgecombe  road,  e  s,  adj  above  on  south,  4  lots.    J,  J.  llahuney.  .  .  .  l.OSo 

Edgecombe  road,  e  s,  adj  above  on  south,  4  lots.    J.  J.  Malioney.  .  .  .  1,000 

Edgecombe  road,  e  s,  adj  above  on  south,  4  lots.    S.  Chester   1.480 

Edgecombe  road,  s  w  Jumel  pi,  130.4x63.8x100x147.3.             Maclin .  .  2.480 

Edgecombe  road,  e  s,  strip  4.9  wide,  extending  from  KiOth  to  li'.'Jd  st. 

X — x87x  to  Croton  Aqueduct,  x  irreg.    Nelson  Chase   O.OOO 

Edgecombe  road,  e  s,  adj  above  on  north,  1  lot.    John  I\li  ( 'alluiii .  .  200 

Edgecombe  road,  e  s,  adj  above  on  north,  5  lots.    John  IVIcCallum.  .  .  .  I.05O 

Edgecombe  road,  e  s,  adj  above  on  north,  5  lots.    John  McCallum.  . .  .  1.110 

Edgecombe  road,  e  s,  opposite  163d  st,  2  lots.    C.  F.  Partridge   700 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  137 

Edgecombe  road,  e  s,  adj  above  on  north,  100x124.6  to  Croton  Aque- 
duct.   John  Ruhl    1,000 

Edgecombe  road,  e  s,  adj  above  on  north,  100x126.4  to  Croton  Aque- 
duct.   T.  B.  McKenna   1,000 

Edgecombe  road,  e  s,  nearly  opposite  104th  st,  100x124.0  to  Croton 

Aqueduct.     G.  F.  Gantz   960 

Edgecombe  road,  e  s,  north  164th  st,  adj  above,  100.4xl.'50.8x60.2x 

124.0.     G.  F.  Lespinasse    960 

Jumel  pi,  e  s,  113.8  s  Edgecombe  road,  75x122.2  to  Edgecombe  road, 

X— xlOS.O.    Mr.  Presstman    990 

Jumel  pi,  s  e  cor  Edsrecombe  road,  11.3.8  on  Jumel  pi,  x  —  on  Edge- 

comlif  rM.ul.  X  122.2.     John  Brown    1,110 

Jumel  pi.  11  w  c.ir  ICTth  st,  01..'',xll9.3x6.2xl(M>.    J.  Gillies   820 

Jumel  i-l.  w  s.  a.lj.  T.'.xlOO.    J.  Gillies   1,020 

Jumel  pi,  \v  s,  adj.  7.")xl00.    Margaret  Quinlin   750 

Jumel  pi,  w  s,  adj,  100x100.    J.  R.  Dorsett   800 

Jumel  pi,  w  s,  adj,  100x100.    J  .R.  Dorsett   940 

Jumel  pi,  w  s,  adj,  100x100.    J.  R.  Brown   920 

Jumel  pi,  w  s.  0.3.9  s  Edgecombe  rciad.  ."Hxlun.  H.  Cochrane.  ..  .  000 

Jumpl  pi,  e  s.  :'.0.4  n  107th  st.  1  ( k ixl 7r,.  1  ( ix  1 1 14.T  t..  1-M -»:-ri ,mbe  load. 

X147.0.    G.  F.  Gantz    1,000 

Jumel  pi,  e  s.  1^,0.4  n  107th  st.  KMlxIMl.    J.  M.  J,,nes   720 

Jumel  pi,  e  s,  adj.  100x90.    P.  Fox   720 

Jumel  pi.  e  s.  adj.  75x90.    Thos.  Curran   525 

Jumel  pi.  e  s,  adj.  .50x90.    Jas.  De  Vanney   400 

Kingsbridge  road,  174th  st  and  New  av,  gore,  2i5x()6.8x70.7.  Thos. 

Walsh    400 

Kingsbridge  road,  n  e  cor  171st  st,  100.6x94.9x100x61.9.    A.  Foise   1,62:) 

Kingsbridge  road,  s  e  cor  172d  st.  100. 6xS4. 9x100x1 1 7.8.    G  F.  Gantz.  2,000 
Kingsbridge  road,  n  e  roi-  172cl  st,  100x121  .L'xOl.Ox.SS.C.     V.  K.  Ste- 
venson, Jr   1.240 

Kingsbridge  road,  s  e  cor  17.".<1  si.       1 1  ix  1  LI.'i.     !■:.  Cmwl'-y   830 

Kingsbridge  road,  e  s,  adj,  7'.>.4x'.m;.L'x75x  1  ■_'2.4.     I',.  Follman   1 .0.80 

1.59th  St.  n  s.  1(1(1  e  St.  Xidiolas  av,  KldxKld,     \'.  K.  Stevciison   :'..2.50 

lOdth  st,  s  s.  i;!7.4  e  St.  Xich.ilas  av.  KlOxKlO.    V.  K.  Ste^■.•lls.  ,11   :;.S(I() 

10:irl  St.  s  s.  1(l(»  (■  Kith  av.  1(1(1x112.0.    H.  Jum.'l   li.SdO 


Jas.   M.Cb.ud    1,280 

1<;:!d  st,  n  s.  adj,  .50x112.0.     Tim.  D.migaii   1,200 

lG4th  st,  s  s,  100  e  10th  av,  .50x112.4.    William  Lalor   1,280 

164th  st,  s  s,  adj,  50x112.4.    M.  Lichtenauer   1,330 

164th  st,  s  s,  200  e  10th  av,  75x112.4.    H.  Jumel   1.9.S0 

164th  st,  s  s,  275  e  10th  av,  1(»(ix112.4.    J.  I\ratth.-ws   --'.odO 

164th  st,  n  s,  100  e  10th  av.  5dxl5(;.7x5d.4xl(^;.5.    H.  Juni.-i   l,.-,(iO 

164th  st,  n  s,  150  e  10th  av,  75x112.1 1x75.7x1.50.7.    II.  .Jumel   L.'.49d 

164th  st,  n  s,  225  e  10th  av,  75xl;!2.Sx75.7xl42.1 1.    H.  Jumel   2.250 

164th  st,  n  s,  300  e  10th  av,  25x1:.".i.:'.x-_'5.i;xl:i2.S.    H.  Jumel   570 

lG6th  st,  s  s,  90.4  w  Edgecombe  road  25x121  x  irreg.    Mr.  Caryl   570 

166th  st,  s  s,  adj,  3  lots.    H.  Jumel   1.0.5(» 

166th  st,  s  s,  adj,  4  l.)ts.    Frank  Luh.-r   2.440 

106th  st,  s  s.  95      Au.lubnn  av,  .".dx:i2,dx.'.MxS  (.5.    Ellen  I'.arry....  930 

100th  st,  s  s,  a.lj,  1ddxld",».3xld2.Sx'.i-_','.i.    .lain.  s  A'on  Bien   1,910 

106th  st,  n  s,  Idd  w  KUh  av.  :j5x".i5.    T.  Kitzsvrald   620 

100th  st,  n  s,  1dd.11  w  Kiiuvrcmbe  road,  75x100.9  to  Kuth  st,  xSO.Ox 

117.11.    L.  Tcplitz   1  575 

166th  st,  n  s,  adj.  Iddxldo.    W.  H.  Morrell   1,800 

166th  st,  n  s,  95  e  Audubcjn  av,  .50x95.    Tim.  Donigan   970 

166th  st,  n  s,  adj,  lddx95.    H.  Jumel   1.9(;0 

167th  st,  n  s,  extending  from  Jumel  pi  to  Edgecombe  road.  153,  on 

107th  st,  xSO.4  on  Jumel  pi,  xl47.0xll5.7  on  Edgecombe  read.  Mr. 

Tresstman   030 

167th  st,  s  s,  119.3  s  e  10th  av,  4  lots.    W.  H.  Morrell   1,780 


138  A  HISTORY  OF  REAL  ESTATE, 

107th  St,  s  s,  100  w  10th  av,  25x85.    C.  Schultz   450 

Kuth  St,  s  s,  125  w  10th  av,  100x85.    H.  Jumel   2.000 

IGTth  St,  s  s.  adj,  50x85.    Ellen  O'Hare   990 

167th  St,  n  s,  95  e  Audubon  av,  100x81.7.    H.  Jumel   1,G40 

167th  St,  n  s,  adj,  75x81.7.    P.  V.  Bussing-   1.335 

168th  St,  s  s,  100  w  10th  av,  100x95.    A.  J.  Robinson   2.120 

168th  St,  s  s,  adj,  75x95.    John  and  Herbert  McCallum   1.530 

108th  St,  n  s,  100  w  10th  av,  75x95.    H.  Jumel   1,680 

168th  St,  n  s,  adj,  100x95.    L.  Sinsheimer   2,040 

169th  St,  s  s,  100  w  10th  av,  100x85.    Isaac  Cahn   2.00O 

109th  st,  s  s,  adj,  75x85.    L.  Sinsheimer   1,425 

169th  St,  n  s,  100  w  lOth  av,  100x81.7.    Mr.  Henry   2,2(10 

169th  St,  n  s,  adj,  75x81.7.    Thos.  Penton   1,050 

169th  St,  n  s,  100  w  Audubon  av,  75x81.7.    R.  B.  Saul   720 

169th  st,  n  s,  adj,  75x81.7.    W.  Hahn   750 

170th  st,  s  s,  100  w  10th  av,  100x95.    Mr.  Henry   2,080 

170th  st,  s  s,  adj,  75x95.    H.  Jumel   1,890 

170th  st,  ns,  100  w  10th  av,  100x100.    Mr.  Henry   3.000 

170th  st,  n  s,  adj.  75x100.    p.  Fox   1,890 

170th  st,  s  s,  100  e  11th  av.  7.")x!».'..    Alfred  Rue   075 

170th  st,  s  s,  adj,  75x05.    H.  Jumel   870 

170th  st,  n  s,  100  e  11th  av,  7.5x1(10.    A.  Roe   1.320 

170th  st,  n  s,  100  w  Audubon  av.  75x100.    p.  Fox   1,380 

171st  st,  s  s,  100  \v  10th  av,  100x!t5.    Mr.  Henry   2,440 

171st  st,  s  s,  adj,  75x95.    H.  Jumel   1,575 

171st  st,  n  s,  100  w  10th  av,  25x95.    A.  Roe   325 

171st  st,  n  s,  adj.  I(i0x!»5.    H.  Jumel   1,100 

171st  st,  n  s,  adj.  .'(ix'.i5.    H.  Jumel   400 

171st  st,  s  s,  100  e  nth  av,  75x95.    V.  K.  Stevenson,  Jr   1,050 

171st  st,  s  s,  175  e  11th  av,  75x95.    V.  K.  Stevenson,  Jr   900 

171st  st,  n  s,  100  e  11th  av,  75x95.    P.  V.  Bussing   1,050 

171st  st,  n  s,  175  e  11th  av,  75x95.    Th.  Bryn   1,110 

172d  st,  s  s,  100  e  11th  av,  75x95.    V.  Spader   1,170 

172d  st,  s  s,  175  e  11th  av,  75x95.    J.  R.  Dorsett   1,095 

172d  st,  s  s,  100  w  11th  av,  50x94.0.    G.  W.  Monnell   030 

172d  St.  s  s.  100  w  10th  av.  25x95.    Geo.  Fisher   500 

172d  st,  s  s,  adj.  7.5x95.    Ellen  O'Har?   1,125 

172d  st,  s  s,  adj,  75x95.    H.  Jumel   000 

172d  st,  n  s,  100  w  10th  av.  10(1x94.(5.    J.  J.  Mahoney   1,7(50 

172d  st,  n  s,  100  e  Audubon  av,  75x94.0.    J.  J.  Mahoney   1.050 

172d  st,  n  s,  100  w  Audubon  av,  75x94.0.    A.  Foise   840 

172d  st,  n  s,  100  e  11th  av,  75x94.0.    L.  Sinsheimer   870 

173d  st,  s  s.  100  w  10th  av,  100x100.    J.  J.  Mahoney   2,360 

173d  st,  n  s,  100  w  10th  av,  100x100.    Wm.  Lalor   2.400 

173d  st,  s  s,  100  e  Audubon  av,  75xiO0.    J.  J.  Mahoney   1,(550 

173d  st,  n  s,  95  e  Audubon  av,  75x100.    W.  A.  Cameron   1,710 

173d  st,  s  s,  100  w  Audubdu  av,  75x100.    Geo.  R.  Dean   1.290 

173d  st,  s  s,  100  e  11th  av,  75x100.    John  Renehan   1,800 

173d  st,  n  s,  100  e  11th  av,  75x100.    Pat.  Fox   870 

173d  st,  n  s,  100  w  Audubon  av,  75x100.    B.  Fellman   840 

173d  st,  n  s,  100      11th  av,  100x100.    W.  H.  Morrell   1,240 

173d  st,  s  s,  100  w  nth  av,  75x100.    J.  A.  Booth   915 

174th  st,  s  s,  100  w  11th  av,  100x100.    J.  R.  Dorsett   1,220 

174th  st,  n  s,  100  w  11th  av,  100x105.7x100.5x90.1.    John  Whelan   1,400 

174th  st,  s  s,  100  w  Audubon  av,  75x100.    B.  Fellman   045 

174th  st,  s  s,  100  e  11th  av,  75x100.    C.  Hagemeyer   090 

174th  st,  n  s,  95  e  Audubon  av,  275  to  10th  av,  x1.Gx270.:{x2(5.11.  G.  F. 

Gantz    1.000 

174th  st,  s  s,  100  w  10th  av,  100x100.    John  Renehan   1,920 

174th  st,  s  s,  95  e  Audubon  av,  75x100.    L.  C.  Ledgett   1,260 

174th  st,  n  s,  100  e  11th  av,  75x(50. 7x75.4x07.8.    Margaret  Quinlan.  .  1,200 

174th  st,  n  s,  100  w  Audubon  av,  7.5x00.7x75.4x53.0.    J.  M.  Jones   840 

Audubon  av,  n  w  cor  170th  st,  25x100.    V.  K.  Stevenson,  Jr   050 

Audubon  av,  w  s,  adj,  150x100    P.  Fox   2,100 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  139 

Audubon  av,  s  w  cor  171st  st,  20x100.    V.  K.  Stevenson,  Jr   435 

Audubon  av,  n  w  cor  171st  st,  20x100.    Geo.  Dean   500 

Audubon  av,  w  s,  adj.  75x100.    Geo.  Dean   1.080 

Audubon  av,  s  w  cor  172d  st,  20x100.    V.  Spader   500 

Audubon  av,  w  s,  adj,  75x100.    V.  Spader   1,125 

Audubon  av,  n  w  cor  172d  st,  19.6x100.    John  Foley   450 

Audubon  av,  w  s,  adj,  75x100.     John  Carlin   810 

Audubon  av,  s  w  cor  173d  st,  25x100.    V.  K.  Stevenson,  Jr   650 

Audubon  av,  w  s,  adj,  75x100.    V.  K.  Stevenson,  Jr   1,200 

Audubon  av,  n  w  cor  173d  st,  25x100.    J.  R.  Brown   510 

Audubon  av,  w  s,  adj,  75x100.    J.  R.  Brown   900 

Audubon  av,  s  w  cor  174th  st,  25x100.    A.  W.  Gerloch   410 

Audubon  av,  w  s,  adj,  75x100.    L,.  J.  Phillips   810 

Audubon  av,  n  e  cor  172d  st,  19.6x95.    Dan'l  Brady   450 

Audubon  av,  e  s,  adj,  75x95.    V.  K.  Stevenson   810 

Audubon  av,  s  e  cor  173d  st,  25x95.    J.  J.  Mahoney   710 

Audubon  av,  e  s,  adj,  75x95.    J.  J.  Mahoney   1,200 

Audubon  av,  n  e  cor  17.'?d  st,  25x05.    W.  A.  Cameron   730 

Audubon  av,  e  s,  adj.  75x0.".    W.  A.  Cam-ron   1.200 

Audubon  av,  s  e  cor  liUli  st.                I^.  C.  Ledgett   510 

Audubon  av,  e  s,  adj,  7."ix'.i."i.     I>.  ( L.-dsett   1.2.3() 

Audubon  av,  n  e  cor  174lh  st.  ;■.(;.. ".x'. i.'.xLlC,.  11  x!)5.4.    B.  Fellman   .^OO 

Audubon  av,  s  e  cor  ICCth  .st,  U.'x'.i."..    T.  F.  Sta1=l"nid   710 

Audubon  av,  e  s,  adj,  4;i.0x0li.:;x— n'.i.".    T.  F.  Slaffdi-.l   Of.d 

Audubon  av,  n  e  cor  IfiCth  st,  I'.'ixK.').    Tliunias        ii  n.-y   775 

Audubon  av.  e  s,  adj,  75x95.    Th..s.  K.  ain.'v   1.590 

Audubon  av,  e  s,  adj,  .")(lx!>5.     Allica    l.OOO 

Audubon  av,  s  e  cor  Ki'tli  st,  :tnxfi.".    Airi<  ;l  i;ne   720 

Audubon  av,  n  e  cor  lOTth  st,  2r..Tx;)5.     H.  Jumel   lUO 

Audubon  av,  e  s,  adj,  100x95.    H.  Jumel   1,80() 

Audubon  av,  e  s,  adj,  25x95.    H.  Jumel   430 

Audubon  av,  s  e  cor  ir.,sth  st.  25x95.    H.  Jumel   525 

Audubon  av,  n  e  cor  lOSth  st.  25x95.    Alfred  Roe   600 

Audubon  av,  e  s,  adj,  75x95.    Alfred  Roe   1.230 

Audubon  av,  e  s,  adj,  50x95.    L.  C.  Ledgett   9.50 

Audubon  av,  s  e  cor  169th  st,  30x95.    Alfred  Roe   600 

Audubon  av,  n  e  cor  moth  St.  26.7x95.    H.  Jum;d   825 

Audubon  av,  e  s,  adj.  75x95.    'rims.  F.-nt..n   l.->7a 

Audubon  av,  e  s,  a.l.i.  ."lOx'.i.'i.    Saimu-l  I'.niwii   ^'"^'I.' 

Audubon  av,  s  e  C'or  IToth  st.  25x05.    P.  Fnx   •'^7.) 

Audubon  av,  n  e  cor  170th  St.  25x0.'i. 7.    H.  Jumel   8^5 

Audubon  av,  e  s.  adj.  7."ix05.    'P.  V.  StalTord   1,57;) 

Audubon  av,  e  s,  adj,  75x05.    Altn  d  Um-   1.3">0 

Audubon  av,  s  e  cor  171st  st,  20x05.    Ellen  Newman   02.^) 

Audubon  av,  n  e  cor  171st  st,  20x95.    H.  Jumel   42.5 

Audubon  av,  e  s,  adj,  75x95.    H.  Jumel   ■*^--> 

Audubon  av,  e  s,  adj,  75x95.    H.  Jumel   900 

Audubon  av,  s  e  cor  172d  st.  20x95.    H.  Jumel   -t80 

Audubon  av,  s  w  cor  170th  st.  25xloo,    H.  Jumel   570 

Audubon  av,  w  s,  adj.  .5(ixloo.    H.  Jumel   620 

Audubon  av,  w  s,  adj.  75x100.    Patrick  Barry   1.080 

Audubon  av,  n  e  cor  169th  st,  26.7x1(m:).   C.  D.  Mills   610 

Audubon  av,  n  w  cor  174th  st,  25x100.    G.  F.  Gantz   380 

Audubon  av,  w  s,  adj,  19xl00.5x28.6xl(X>.    G.  F.  Gantz   340 

New  av,  n  w  cor  173d  st,  25x100    J.  J.  Macklin   925 

New  av,  e  s,  adj,  75x100.    L.  J.  Phillips   1.830 

New  av,  n  e  cor  174th  st,  25x100.    L.  J.  Phillips   540 

New  av,  e  s,  adj,  75x100.    L.  J.  Phillips   1.-185 

New  av,  n  w  cor  174th  st,  25x100.    M.  Littman   500 

New  av,  e  s,  adj,  90x100.5x80.7x100.    M.  Littman   1,215 

St.  Nicholas  av,  n  e  cor  159th  st,  25.5x100x25x104.8.    W.  Moore   2,000 

10th  av,  s  e  cor  Edgecombe  road,  100x96.9x77x100.    A.  Roe   5,800 

10th  av,  e  s,  adj,  lOOxlOO.    L.  J.  Phillips   2,445 

10th  av,  e  s,  adj,  200x100,    L.  J.  Phillips   7,750 


I40  A  HISTORY  OF  REAL  ESTATE, 

10th  av,  e  s,  adj,  100x100.    L.  J.  Phillips   2,415 

10th  av,  n  e  cor  167th  st,  361x119.2x70.2x100.    J.  Gault   2,430 

10th  av,  e  s,  adj,  7oxl00.    L.  J.  Phillips   2,400 

10th  av,  n  w  cor  172d  st,  19.(1x100.    V.  K.  Stevenson   1,030 

10th  av,  w  s,  adj,  75x100.    V.  K.  Stevenson   3,900 

10th  av,  s  w  cor  173d  st,  25x100.    V.  K.  Stevenson   1,850 

10th  av,  w  s,  adj,  75x100.    V.  K.  Stevenson   3,525 

10th  av,  n  w  cor  173d  st,  25x100.    A.  Roe   2,025 

10th  av,  w  s,  adj,  75x100.    A.  Roe   3,675 

10th  av,  s  w  cor  174th  st.  2.5x100.    J.  Wickham   1^800 

10th  av,  w  s,  adj.    H.  Jumel   3,300 

10th  av,  e  s,  opposite  172d  st,  contains  41  city  lots.    James  McCloud. .  25,215 

10th  av,  s  w  cor  KKld  .=;t.  L'nxloo.    H.  Jumel   2,275 

10th  av,  w  s,  adj.  7.".xl(K).    H.  Jumel   4,0.-)() 

10th  av,  n  e  cor  l()4th  st,  25x100.    H.  Jumel   2,300 

10th  av,  e  s,  adj,  75x100.    H.  Jumel   3,075 

10th  av,  e  s,  adj,  3  lots.    H.  Jumel   3.000 

10th  av,  s  e  cor  160th  st,  25x100.    H.  Jumel   1,475 

10th  av,  e  s,  adj,  2  lots.    Stephen  McCarthy   2,5(K) 

10th  av,  n  e  cor  166th  st,  2.5x100.    H.  Jumel   1,500 

10th  av,  e  s,  adj,  100x100.    H.  Jumel   4,280 

10th  av,  e  s,  adj,  lOOxlOO.    L.  Toplitz   4,400 

10th  av,  s  e  cor  167th  st,  71x100x6.11x119.3  on  167th  st.  Jos.  McCloud.  2,025 

10th  av,  w  s,  25  s  166th  st,  75x100.    M.  B.  Brown   3,270 

10th  av,  w  s,  adj,  30x100x13.5x101.4.    Louise  Isabeau   1,000 

10th  av,  n  w  cor  166th  st,  25x100.    H.  Jumel   2,000 

10th  av,  w  s,  adj,  7-5x100.    C.  Schultz   3,630 

10th  av,  w  s,  30  s  167th  st,  50x100.    C.  Schultz   2,200 

10th  av,  s  w  cor  167th  st,  30x100.    C.  Schultz   1,810 

10th  av,  n  w  cor  167th  st,  26.7x100.    H.  Jumel   1,9.50 

10th  av,  w  s,  adj,  100x100.    H.  Jumel   4.680 

10th  av,  w  s,  adj,  25x100.    A.J.Robinson   1.3()0 

10th  av,  s  w  cor  l(!8th  st,  2.5x100.    A.  J.  Robinson   1.9(10 

10th  av,  n  w  cor  lOSth  st,  25x1(10.    H.  Jumel   2.075 

10th  av,  w  s,  adj,  75x100.    II.  Jumel   3,7.50 

10th  av,  w  s,  adj,  .5(1x100.    H.  Jumel   2.420 

10th  av,  R  w  cor  KiOth  st,  .".0x100.    Catharine  Kelly   2.2.50 

loth  av.  n  w  rnv  lO'.itli  St.  2(;.7xlOO.    Mr.  Henry   2.000 

loth  av,  \\-  s.  ad.i.  7.-xl(i(i.    Mr.  Henry   3,600 

loth  av,  \v  s.  aa.i.  .">(ixlOO.     Mr.  Henry   2,620 

10th  av,  s  w  cor  170th  st,  25x100.    Mr.  Henry   2.0(M) 

10th  av,  n  w  cor  170th  st,  2.5x100.    Mr.  Henry   2.725 

10th  av,  w  s,  adj,  75x100.    Mr.  Henry   4, .500 

10th  av,  w  s,  adj,  7.5x100.    Mr.  Henry   4,9.50 

10th  av,  s  w  cor  171st  st,  2()x1(i(i.    Mr.  Henry   2,125 

10th  av,  n  w  cor  171st  st,  2(ixl(i(i,    J.  A.  Pa,sv   1,425 

10th  av,  w  s,  adj,  7.-.xl(i(i.    i;.  C  Wctm.ire   2,475 

10th  av,  w  s,  adj.  7.->x1imi.    <;,.,,.  Fisher   :'.,000 

10th  av,  s  w  cor  172.1  st,  2(ixlii((,     Geo.  Fisher   1,450 

11th  av,  n  e  cor  lOOth  st,  L'C. 7x111(1.    Geo.  F.  Gantz   1,000 

11th  av,  e  s,  adj,  7.".xl!Mi.    i;,.,.  K.  Oantz   1.800 

11th  av,  e  s,  adj,  .5(1x1(1(1,    (  ;..m.  F.  t  Jantz   1.000 

11th  av,  n  w  cor  17(itli  st,  liHixTT.ll  to  Kint^shiiil^H  iua<l,  xl  11x29,9 

on  170th  St.    J.  i;,  l>..rs-tt   2,020 

11th  av,  s  w  cor  171st  st,  '.CxTT.ll  k.  Kiniislni.lse  toad,  x  K  I5,.5xl  2:!.7 

on  171st  St.    R.  B,  Saul   2  8110 

11th  av,  n  w  cor  171st  st,  O.lxOd.    A.  Foice   1,C>20 

11th  av,  s  w  cor  172d  st,  KKtxloo.    K  Sinsheimer   1,.500 

11th  av,  n  e  cor  170th  st,  25x100.    V.  K.  Stevenson,  Jr   880 

11th  av,  e  s,  adj,  75x100.    V.  K.  Stevenson,  Jr   1,140 

11th  av,  s  e  cor  171st  st,  20x100.    V.  K.  Stevenson,  Jr   600 

11th  av,  e  s,  adj,  75xl(X).    P.  Feuring   1,230 

11th  av,  n  e  cor  171st  st,  20x100.    George  Dean   ()25 

11th  av,  e  s,  adj,  75x100.    P.  V.  Bussing   1,470 


BUILDIXG  AND  ARCHITECTURE  IN  NEW  YORK. 


141 


nth  av,  s  e  cor  172d  st,  25x100.    V.  Spader   640 

11th  av,  e  s,  adj,  75x100.    V.  Spader   1,500 

11th  av,  n  w  cor  172d  st,  19.0x100.    A.  Roe   4.30 

11th  av,  w  s.  adj,  75x100.    A.  Roe   1,080 

11th  av.  s  w  cor  173d  st,  25x100.    J.  A.  Booth   555 

11th  av,  w  s,  adj,  75x100.    J.  M.  Lichtenauer   1,170 

11th  av,  s  e  cor  170th  st,  25x100.  John  Wickham   900 

11th  av,  n  e  cor  172d  st,  19.0x100.    L.  Sinsheimer   500 

11th  av,  e  s,  adj,  75x100.    L.  Sinsheimer   1,050 

11th  av,  s  e  cor  173d  st,  2.5x100.    P.  Fox   1,030 

11th  av,  e  s,  adj,  75x100.    P.  B"ox   1,800 

11th  av,  n  e  cor  173d  st,  25x100.    V.  K.  Stevenson.  Jr   835 

11th  av,  e  s,  adj,  75x100.    V.  K.  Stevenson,  Jr   1,.530 

nth  av,  s  e  cor  174th  st,  25x100.        K.  Stevenson,  Jr   700 

11th  av,  e  s,  adj,  75x100.    V.  K.  Stevenson,  Jr   1,560 

11th  av,  n  w  cor  173d  st,  25x100.    Wm.  McDonald   660 

11th  av,  w  s,  adj,  75x100.    Wm.  McDonald   1,320 

11th  av,  s  w  cor  174th  st,  25x100.    Wm.  McDonald   700 

11th  av,  w  s,  adj,  7.5x100.    Wm.  McDonald   1,350 

11th  av,  n  w  cor  174th  st,  25xl(in.    Mr.  Presstman   700 

11th  av,  w  s,  adj,  61.7xlO(i..-,x!)(!.l.xl(iO.    V.  K.  Stevenson,  Jr   1,230 

11th  av,  n  e  cor  174th  st,  25x100.    \'.  K.  Stevenson,  Jr   780 

11th  av,  e  s,  adj,  52.2x100.5x42.8x100.    V.  K.  Stevenson,  Jr   1,100 

Plot  containing  35%  city  lots  on  e  s  Croton  Aqueduct,  opposite  105th 

st,  and  extending  to  Harlem  River.    H.  Jumel   13,840 

Plot  containing  35  9-10  city  lots  adj  above  on  the  north.    H.  Jumel.  .  7,890 

Plot  containing  38%  city  lots  adj  on  the  north.    H.  Jumel   8,855 

Plot  containing  31%  city  lots  adj  on  the  north.    H.  Jumel   6,615 

Plot  containing  21  2-10  city  lots  adj  on  the  north.    H.  Jumel   5,724 

Plot  containing  47  city  lots  on  e  s  Croton  Aqueduct,  at  l.">5th  st.  H. 

Jumel    22,090 

Plot  containg  17%  city  lots  adj  on  the  north.    H.  Jumel   5.2.50 

Plot  containing  18-54  city  lots  adj  on  north.    H.  Jumel   5.150 

Plot  containing  33  9-10  city  lots  adj  on  the  north.    H.  Jumel   10,170 

Plot  containing  27%  city  lots,  bounded  by  Edgecombe  road,  Croton 

Aqueduct  and  High  Bridge  Park.    Hugh  Stevenson   7,562 

Strip  on  Edgecombe  road,  north  of  lU7th  st,  197.8  front  xl.9xl50x  ir- 

reg.    Eugene  Fountain    1,030 


The  Lorillard  Spencer  Sale. 

The  initial  sale  of  the  Lorillard  Spencer  estate  was  held  in  the 
week  ending  ( )ctoher  20,  18S2.  Its  importance  lies  in  the  fact  that 
it  shows  the  prices  of  improved  property  at  the  time  when  mercan- 
tile structures  of  the  type  which  prevailed  anterior  to  the  introduc- 
tion of  steel  construction  began  to  replace  the  older  style  of  build- 
ings. The  prices  obtained  were  considered  remarkably  good. 
Bank  st.  No.  46,  s  s,  19x91.3,  two  and  one-half-story  brick  front 


frame  house  and  one-story  brick  shop  in  rear.     A.  Altmeyer. 

(Rent,  $180,  and  subject  to  life  lease)    5,500 

Bowery,  No.  22,  n  w  s,  25.1x99.6x25x97.8,  four-story  brick  and  one- 
story  brick  house  in  rear.    Catharine  R.  Thomas.    (Rent,  $2,400, 

taxes,  &c.)    35,100 

Bowery,  No.  65%,  e  s,  16.4x80x16.9x79.10,  four-story  brick  house. 

Geo.  Ruckert.    (Rent,  $1,535,  taxes,  &c.)   36.100 

Broadway,  No.  212,  n  e  cor  Fulton  st,  29.0x76,  five-story  brick  build- 
ing, French  roof.    M.  A.  J.  Lynch.    (1-25  part)   12.000 


142  A  HISTORY  OF  REAL  ESTATE, 

Broadway,  No.  393,  n  \v  s,  25x100.5,  five-story  brick  (stone  front) 
house  and  one-story  in  rear.    L.  Spencer.    (Rent,  .1:11,000,  taxes, 

&c.)    115,000 

Broadway,  No.  448,  s  e  s,  25x120.2x24.10x120.3,  five-story  brick  iron 

front  house.    L.  Spencer.    (Rent,  ^0,000,  taxes,  &c.)   133,060 

Canal  st.  No  331,  n  e  cor  Greene  st,  20.1x77.11x20.i;x81.9,  one  three 
and  a-half-story  and  one  three-story  brick  houses.    W.  A.  Spencer. 

(Rent,  .?3,000)    41,000 

Catharine  slip.  No.  6,  w  s,  20.3x40,  four-story  brick  dwelling.  Isidore 

Cohen.     (Rent,  $1,000)    10,000 

Church  st,  Nos.  61  and  63,  e  s,  50x50,  portion  five-story  brick  ware- 
house.   Estate  H.  D.  Aldrich.    (Rent,  .$1,500)   31,800 

Church  st.  No.  234,  n  w  s,  20.2x74.11x19.9x74.11.  three-story  brick 

house.    W.  A.  Spencer.    (Rent,  $1,800,  taxes,  &c.)   33.000 

Chambers  st.  No.  49,  n  e  s,  21.1x151.7  to  No.  27  Reade  st,  x25.6x 

151.6,  five-story  brick  storehouse.    J.  I.  Campion.    (Rent,  $12,000).  132,500 


Chatham  st.  No  41,  s  s,  20.1x52.7  to  North  William  st,  xl6.10x41.3 


two  and  one-half-story  frame  building.    Henry  Hart.    (Rent,  $1.- 

200,  taxes,  &c.)    22,000 

Crosby  st,  Nos.  13,  15  and  17,  s  e  s,  75x100,  three  three  and  one-half- 
story  brick  and  one  four-story  brick  houses.  John  Burke.  (Leased 
as  long  as  grass  grows  and  water  runs)   10.000 

Division  st,  Nos.  166  and  166y2,  n  s,  28x102.1x25.2x89.3.  two  and  one- 
half -story  frame  house.    H.  Conkling.    (Rent,  .$84(t)   11.750 

Division  st.  No.  186,  n  s,  21.6x611.8x19.6x69.3,  three-story  frame 
dwelling  and  one-story  frame  dwelling  on  rear.  Louis  Brulewitch. 
(Rent,  .?.300)    6,725 

East  Broadway,  No.  101,  s  s.  2-t.llxlOiix24.3x99.11.  three-and-one- 
half-story  brick  house.    S.Jacobs.    (Rent,  $1.000)   13,350 

Eldridge  st.  No.  52,  e  s,  20.10x66.6,  three-story  brick  house.  H.  Conk- 
ling.    (Rent,  $800)    10,000 

Eldridge  st.  No.  521,2,  e  s,  20.10x66.6.  similar  building.    H.  Conkling. 
(Rent,  $720)    9,.325 

Elizabeth  st.  No.  40,  s  e  s,  25x55,  two-story  frame  house  and  two- 
story  brick  shop  in  rear.    Chas.  Golden.    (Rent,  $360)   7,-500 

Elizabeth  st.  No.  44,  e  s,  2.5x100,  two-and-one-half-story  (brick 
front)  frame  house  and  two-story  brick  shop.  Charles  Golden. 
(Rent.  .$420)    13,675 

Elizabeth    st,  No    298,  e  s,  23.1x75x23.1x73.6,    three-story  frame 
house.    H.  Conklin.    (Rent,  $280)   8,400 

Forsyth  st,  Nos.  181  to  185y2,  n  w  s,  75x100,  four  three-ston'  brick 
houses.    W.  A.  Spencer.    (Rent,  $660  each)   .32,000 

Gold  st.  No.  .34,  s  e  s,  23.11x98.10x23x93.11,  two-story  brick  shop, 
shed  and  coal  yard.    John  W.  Mason.    (Rent.  $600,  taxes,  &c.)  .  .  1,000 

Grand  st,  No.  39,  s  s.  22. 6x72. (i,  brick  house.    James  Carr,  (Rent, 
$.5.50)    8,850 

Grand  st,  No.  73,  s  s.  22x75.4.  four-story  brick  (iron  front)  house  and 

one-story  in  rear.     Mayer  Eisemann.     (Rent.  .$288,  taxes,  &c.) .  .  7,850 

Grand  st.  No.  341.  s  e  cor  Ludlciw  st,  21.11x74.9.  three-story  frame 
(brick  front)  dwelling  and  two-story  brick  dwelling  in  rear.  Henry 
Waters.    (Rent,  $1..5ii(t.  taxes.  &■■.)   31,000 

Grand  st.  No.  399,  s  w  s.  20.1x80.1.  three-story  brick  house.  Cath. 
R.  Thomas.    (Rent,  $1,200)    16,400 

Greene  st.  No  6,  e  s,  22.10xl00.5x29.6x  irreg.,  two-and-one-half- 
story  brick  house  and  one-story  in  rear.  W.  A.  Spencer.  (Rent, 
$1,600)    28,500 

Hester  st,  No.  102,  s  w  s,  25.7x100.9,  three-story  frame  house.  Aug. 
Berbert.     (Rent,  $750,  taxes,  &c.)   11,5.50 

Lispenard  st.  No.  10,  s  w  s.  2oxG9,  two-and-one-half-story  frame 
house,  shed,  &c.    W.  C.  Lester.    (Rent,  $000,  taxes,  &c.)   10,000 

Maiden  lane.  No.  86,  s  w  s,  27xi:;i.7  to  No.  15  Cedar  st,  x27.2x  irreg.; 
No.  86  Maiden  lane,  three-and-one-half-story  brick  building  and 
one-story  in  rear;  No.  15  Cedar  st,  four-story  brick  house  and  one- 
story  in  rear.    E.  H.  Kellogg.    (Rent,  .$3.600)   49,000 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


Mercer  st,  w  s,  72.4  n  Canal  st,  37x47.5x31.1x52.4,  three-story  brick 
building  and  one-story  brick  extension.  W.  A.  Spencer.  (Rent, 
$2,600)    37,500 

Mulberry  st.  No.  25,  w  s,  2.5x74x22.1x69,  three-story  frame  house  and 
stables  in  rear.   D.  H.  Dugro.   (Rent,  $300,  taxes,  &c.)   9,100 

New  Bowery,  No.  32,  n  w  s,  35..5x55  to  No.  36  Roosevelt  st,  x24.11x 
30.6,  two-story  brick  house.  W.  A.  Spencer.  (Rent,  .$450,  taxes, 
&c.)    8,700 

North  William  st.  No.  18,  e  s,  16.11x18.1x20.1x7.6.  four-story  brick 

'  house.    J.  B.  Simpson.     (Rent,  $420)   6,000 

Pearl  st.  No.  480,  e  s.  23.llxll9.lx25.4x  irreg-.,  two-and-one-half- 
story  brick  house  and  brick  house  and  frame  stable  in  rear.  John 
Boyd.    (Rent,  .$90U)   13,.350 

Pell  st.  No.  11,  s  w  s,  25.4x84.1x24.9x89.5,  two-story  frame  loft  and 
four-story  brick  house  in  rear.  P.  A.  Conkling.  (Rent,  $425,  taxes, 
&c.)    8,000 

Prince  st.  No.  134,  s  w  s,  25x101,  three-and-one-half-story  brick 
house.    Benj.  Van  Raclin.    (Rent,  .1(900)   14,850 

Prince  st.  No.  138,  s  s,  25x101,  two-and-one-half-story  frame  (brick 
front)  dwelling  and  one-story  brick  stable  in  rear.  Morris  O'Brien.  13,300 

Spring  st,  No.  94,  s  w  s,  25x50.8,  five-story  brick  (stone  front)  house. 
C.  F.  Wildey.     Rent.  .i;2,Sn4)   37,000 

Spring  St.  No.  1.54,  s  s,  20x80,  three-and-one-half-story  brick  build- 
ing.   John  Sullivan.    (Rent,  $l,(M)(i)   13.100 

Water  st.  No.  1&3,  s  e  s,  23.5x45x23.1x44.11.  four-story  brick  house 
and  one-story  in  rear.    W.A.Spencer.    (Rent,  $1,320)   20,600 

White  st.  No.  115,  s  e  cor  Centre  st.  25.3x8(ix2(i.lx— .  two-story  brick 
house  and  one-story  brick  house,  one-story  frame  house,  shanty, 
&c.    D.  Knabe.    (Rent.  $1,.500)   18,100 

White  st.  No.  117,  s  s,  23. 8x—,  twostory  brick  house.  John  Boyd. 
(Rent,  .$600)    8,500 

White  st.  No.  119,  s  s,  23.8x— ,  two-story  brick  house.    John  Boyd. 

(Rent,  $6.50)    8,100 

White  st,  Nos.  116,  118  and  120,  n  e  cor  Centre  st,  .58.6x73.2x58.6x 
77.4,  three  two-and-one-half-story  brick  houses  and  three-story 
and  one-story  brick  houses  on  Centre  st.  Joseph  Kuntz.  (Rent, 
.$2,.5(J0)    36,000 

Wooster  st.  No  226.  s  e  s,  20.6x.5(i.  two-and-one-half-story  brick 
house.    Miss  Kath.  Wolfe.    (Rent,  $600,  taxes,  &c.)   10,000 

4th  st,  Nos.  31,  33  and  35  E..  s  s,  75x132x75x130,  four-story  brick 
building,  "Turn  Hall."    Francis  Schneider   74,000 

18th  st,  No.  140  W.,  s  s,  23x92,  two-story  brick  stable.  H.  Conkling. 
(Rent,  $1,000)    15.000 

3d  av,  No.  272,  w  s,  21.6x75,  three-story  brick  house.    J.  J.  Mathews. 

(Rent,  $1,200)    18,3-50 


The  Jones  Sales. 

The  distribution  of  the  Jones  estate  by  the  sales  of  November 
22,  1 888,  and  February  19,  1889,  was  a  notable  event  in  the  history 
of  ^Manhattan  realty,  on  account  of  the  choice  location  of  the  prop- 
erties. The  first  sale  disposed  of  a  large  quantity  of  mercantile 
property,  including  part  of  the  site  of  the  Mail  and  Express  Build- 
ing, at  the  opening  of  the  steel  construction  period ;  and  the  second, 
which  distributed  100  vacant  lots  in  a  most  select  residential  neigh- 
borhood, gave  immediate  rise  to  important  building  improvements. 
The  prices  realized  were  regarded  as  excellent. 


144 


A  HISTORY  OF  REAL  ESTATE, 


Central  Park  W.  (8th  av),  n  w  cor  74th  st,  25.8x100,  vacant.  Judge 


P.  Heni-y  Dugro    28.000 

Central  Park  W.,  adj,  25.Gxl00.    Same   1C),(!(M) 

Central  Park  W.,  s  w  cor  75th  st,  25.8x100.    V.  K.  Stevenson   25,100 

Central  Park  W.,  adj,  76.4x100.    Oppenheimer  &  Metzger   48,4.50 

Central  Park  W.,  adj,  51x100.    Same   ;i2,S00 

74th  st.  No.  Ill,  n  s,  100  w  Oth  av,  20x102.2,  four-story  brick  and 

stone  dwelling.    D.  L.  Pulsivi    2(),0  lO 

74th  st,  No.  113,  20x102.2.    Charles  Mayer   20.050 

74th  st.  No.  115.    C.  W.  Luyster   20,0.-0 

74th  st.   No.   117.    George  Stake    26,200 

74th  st.  No.  110.    C.  W.  Luyster   25,850 

74th  st.  No.  121.    Philip  Rosenheim   20,200 

74th  st.  No.  123.    C.  W.  Luyster   25,850 

74th  st.  No.  12-5.    M.  M.  Sternberger   27,100 

74th  st,  No.  127.    C.  W.  Luyster   25.850 

74th  st.  No   129.    D.  Lord,  Jr   26,100 

74th  st,  No   131.    C.  W.  Luyster   25,8.50 

74th  st.  No.  133.    O.  C.  Faurbach   20,050 

74th  st,  No.  135.    C.  W.  Luyster   20,050 

74th  st,  No    137.    P.  B.  Marshall   20,050 

74th  st.  No.  130.    A.  E.  Putnam   26,050 

74th  st,  n  s,  100  w  Central  Park  West,  600x102.2,  vacant.  Henry 

Morgenthau,  Wm  J.  Ehrich  and  R.  A.  Cunningham  283,200 

75th  st,  s  s,  100  w  Central  Park  West,  600x102.2,  vacant.    F.  de  R. 

Wissmann   2(!4,000 

75th  st,  s  s,  100  w  9th  av,  100x102.2,  vacant.    Jacob  Rothschild  44,100 

75th  st,  adj,  100x102.2.    Ottinger  Bros    42,000 

75th  st,  adj,  100x102.2.    Fisher,  Adler  &  Schwartz   42,800 

75th  st,  n  s,  100  w  9th  av,  100x102.2,  vacant.    B.  A.  Sands   40,000 

75th  st,  adj,  100x102.2.    A.  J.  Robinson   37,400 

75th  st,  adj,  75x102.2.    F.  J.  Drummond   28,050 

Greenwich  av.  No.  90,  n  e  s,  27.1  s  e  13th  st,  20x84x  irreg.  x83,  three- 
story  brick  store  and  tenement,  and  one-story  brick  building  on 

rear-.    Charles  Simpson.    (Amount  due  .$10,722)  2   11,250 

5th  av,  No.  246,  s  w  cor  28th  st,  28.4x100,  four-story  brick  and  stone| 

dwelling   I 

28th  st.  No.  2,  s  s,  100  w  5th  av,  25x112.10,  brick  stable  in  rear.l 

Geo.  De  F.  Barton   |229,000 

9th  av,  n  w  cor  74th  st,  25.8x100,  vacant.    Judge  P.  Henry  Dugro.  .  30,000 

9th  av,  adj,  25.6x100.    B.  P.  Fairchild   16,000 

9th  av,  adj,  25.6x100.    Oppenheimer  &  Metzger   14,500 

9th  av,  s  w  cor  75th  st,  25.8x100,  vacant.    Jacob  Rothschild   26,000 

9th  av,  adj,   76.6x100.    Same   44.100 

9th  av,  n  e  cor  74th  st,  25.8x100,  vacant.   Owen  McCrorken   27,250 

9th  av,  adj.  51x100.    Same   28,000 

9th  av,  adj,  25.6x100.    L.  J.  Phillips   13,950 

9th  av,  s  e  cor  75th  st,  25.8x100.    A.  W.  Frazer   25,100 

9th  av,  adj,  76.4x100.    Same   42,000 

9th  av,  n  w  cor  75th  st,  25.8x100,  vacant.    C.  W.  Luyster   26,000 

9th  av,  adj,  25.6x100.    Alex.  McSorley   10,300 

9th  av,  adi,  51x100.    Jacob  Bookman   30,000 

Briadway,  No.  203,  w  s,  33.10  s  Fulton  st,  24.9x100.3x25x100.3,  five- 
story  building.    R.  C.  Alexandre  for  Elliott  F.  Shepard  211,000 

Chambers  st.  Nos.  91  and  93,  n  s,  97.6  e  Church  st,  52.8xl.-)0.9x50.2x 
150.8,  through  to  Reade  st,  five-story  brick    and    stone  buildings. 

William  Cruikshank,  for  R.  T.  Auchmuty  255,000 

Duane  st,  Nos.  72  and  74,  s  s,  140  w  Elm  st,  50x78.10x49.4x79,  two 

five-story  Nova  Scotia  stone  front  stores.    Louis  F.  Emilio  130,01)0 

Duane  st.  No.  129,  n  s,  100.2  w  Church  st,  25x175.11  to  Thomas  st, 

five-story  stone  and  brick  front  building.    Sol.  Zickel  108,000 

Duane  st.  No.  102,  s  e  cor  Hudson  st,  3.5.6x77.1x89,  gore,  two-story 
attic  and  brick  house  and  two-story  brick  house  on  rear.  P.  H. 
Dugro    45,000 


BUILDING  AXD  ARCHITECTURE  IX  .V£[r  YORK. 


145 


Franklin  st.  X^.s.  liiT-ll:'..  s  s.  ITn.d  w  Church  st.  Ttl H »xl( i(  1.  tive-stoi  y 
stone  front  buiiainy.  A.  Xewb.ilil  Mniiis,  fi.r  Jas.  H.  J.nies.  an 
heir  2l'T,0imi 

Front  St.  No.  l^.',.  e  s.  VJ.l  n  Pine  st.  lUxHl . luxl S.(ix(;4  s.  f.iur-  stoi  y 
brick  house.     K.  L.  Montgomery   •_'n,i.Hj(> 

Fulton  st,  Nos.  ltJ4-l(i8.  s  s.  ln(i.4  w  Broadway.  (;(;.i;xT7.4xiit;.;ixT7.T. 
four  and  four-and-a-half-story  buildings.  li.  ( '.  Alfxandrt-.  f.ir 
Elliott  F.  Shepard   lol.OOO 

Hudson  st,  Nos.  5(j-(J0,  Thomas  st,  Nos.  93-97.  n  e  cor,  78x78.3x100.3 
X  irreg.,  five-story  brick  building.  R.  C.  Williams  &  Co   155,500 

Liberty  st,  No.  121,  n  s,  30.8  e  Greenwich  st.  2.">xln( (  lixi:." x K 11 1. K 1,  five- 
story  stone  front  building.    L.  E.  Ransom   48,000- 

Maidei  lane.  No.  32,  s  s,  34.2  w  Nassau  st,  li;  ^x^.';x  1  .'.x7'.Mi,  l^iur- 
story  brick  building.    Helen  Langdon.  an  heir   GO.OOO 

Alaiden  lane,  No.  34,  adj.  lS.:!x4-_'.4xls,.".x:;'.i  li\ aii.l-a-hall -stui  y 
brick  building.    Same     4I111111 

Warren  st.  No.  30,  n  s,  2.">.:'.  w  <'lnnvh  si.  l:."..-Jx  1 1  ii  M  nxL.'.-,.-Jx  K  mi.'.p,  liv.-^ 
story  stone  front  ston-.    F.  .1.-  I;.  Wissni.iiin   i;'.i..")(M> 

Washington  st.  No.  280,  w  s.  sii.M  11  W  ai  i  ^  n  st.  L.'r,.;ixT4.:;x  li'jix  iri>-g.. 
five-story  brick  house,    "'harl.  s  II.  \V  linn  ;.   4i,5UO 

Washington  st.  No.  27'..t.  >■  s,  n  W  aii.  n  st.  l!i ;x7."i.  1 1  ixLii l.."'ix7."i.'.t, 
five-story  brick  house.    T.  S.  ciaiks.m   4U.UUL> 

!_tth  av.  s  c  c(.r  7.'th  st.  2.'i..Nx H M 1.    P.  H.  Dugro   20,300 

•Jth  av,  e  s,  adj    2."). 1 1x1  (Id.    William  Gillespie   15,300 

9th  av,  e  s,  adj,  51x100.    G.  L.  Lawrence   30,40U 

The  Morgenthau  Sale. 

The  ]\Iorgenthau  sale,  which  took  place  Alay  30,  i8(;i,  disposed  of 
411  vacant  lots  on  Washington  Heights.  The  properlN  was  origin- 
ally part  of  the  Chesebrough  estate,  and  was  bought  in  1879  by 
George  Ehret,  the  brewer,  for  $350,000.  Governor  Morgan  pur- 
chased it  in  1881  for  $450,000;  when  his  estate  was  wound  up  it  was 
secured  by  Morton  &  Uliss  for  $400,000:  in  the  early  part  <if  iS(;i 
it  was  conveyed  to  the  W  ashington  Heights  Improvement  Go.,  ol^ 
which  Henry  Morgenthati  was  the  leading  spirit,  for  a  stated  con- 
sideration of  $(;8o,ooo.  of  which  SG'^o.ooo  was  left  on  mortgage.  At 
the  Morgenthau  sale  the  propertx  brought  ,$1,404,300.  I'he  actual 
cash  investment  (.)f  Mr.  Morgenthau  and  his  associates  was  there- 
fore $300,000,  upon  which  they  realized  an  advance  of  over  $500,- 
coo,  or  170  per  cent.  During  the  past  two  years  a  pronounced' 
sneculative  movement  has  been  developed  in  unimjiroved  lots  on 
Washington  Heights.  This  sale,  as  well  as  the  Ward  sale,  on  page 
151,  will  therefore  have  special  value  as  a  record  of  prices. 

Kingsbridge  road,  s  e  cor  178th  st,  25.4x98.8x25x103.    B.  F.  Kearns.  5.050 

Kingsbrid{,e  road,  adj,  .50.,Sx9n.lx.50x98.9.    Same   0,M)I> 

Kingsbridge  road,  adj,  25.4x8.5.9x25x90.1.    Mahoney  Bros   3.0.50 

Kingsbridge  road,  s  e  cor  179th  st,  25.Gx90.10x85.8x25.    S.  W..lf   4.70() 

Kingsbridge  road,  adj,  70.0xlOG..3x75x90.10.    F.  Koch   10..35O 

Kingsbridge  road,  adj,  70.6x90.8x75x81.3.      A.  Moses   10,500 

10 


14b  A  HISTORY  OF  REAL  ESTATE, 

Kingsbridge  road,  n  e  rm-  IT.Sth  si.  L:ri.(;xl(H.:)xL:r.x'.t<;..S.    E.  J.  Marsh.  5,8»H> 

Kingsbridge  read,  s  e  ccir  INuii  st.  lTiCxST.Cxl'.'.x.si:,  1.    A.  Bluck   ."i.l.jK 

Kingsbridge  road,  adj.  :2.").(;x'.rJ.7xL'."pxST.    I'.  ]'.   Knt-anian   o,()(K> 

Kingsbridge  road,  adj.  .".IxKH'  Kix.'.iix'.il' 7     'I'hus.  Alexander   7,00(1 

Kingsbridge  road,  adj.  J.".  (;\S.;xL.'.'.x77  in     K.  L.  Kennelly   3,000 

Kingsbridge  road,  adj.  ',7  x'.i:;  .".x.'ii  ixs:;     I:    F.  Kearns   7,000 

Kingsbridge  road,   adj,   L'r).i;x'.t:',.:;xUrix',is ifame    5,(!50 

Kingsbridge  road,  s  e  cur  l.Slst  st.  li.j.(;xN 1. 1x25x75.    F.  T.  Higgins.  .  .  9,2(M) 

Kingsbridge  road,  adj,  70.UxU5.0x75x<S().l.    J.  Lichtenstein   12.4n(( 

Kingsbridge  road,  adj,  96.5x!)<j.llx  irreg.  x90.6.    S.  Wolf   13,800 

Kingsbridge  road,  n  e  cor  180tli  st,  25.0x99.11x25x105.  A.  Block.  .  .  .  7.5IH) 
Kingsbridge  road,  s  e  cor  l.S2d  st.  25.2x95.11x25x99.4.      L.  Schles- 

inger    4. Si  id 

Kingsbridge  road,  adj,  25.2xl(i2.(;x25xlU5.n.    Mr.  Elting   4,5n() 

Kingsbridge  road,  adj.  45.4x!t0.4x45xl<i2.<).    j.  T.  Anger   0,8511 

Kingsbridg'.'  road,  adj.  r.( i.  txV.t  .'.xr.i ix;(r,.4     I  !    F.  Kearns   7,05(1 

Kingsbridge  road,  n  e  (  .u-  l.si.st  si.  25.L'xm;x2."ixN9.5.    Same   8,20(1 

178th  st,  s  s,  100  w  Anislc-rdain  a  v.  25xl(ii).    A.  J.  Connick   2,400 

178th  st,  adj,  150x100.    M.  Frit-dsani   14,400 

178th  st,  n  s  ,  100  w  Audubon,  125x100.    B.  P.  Fairchild   1(),25(» 

178th  st,  adj,  25x100.    Thos.  J.  Colton   2.275 

178th  st,  n  s,  100  w  Wadsworth  av.  50x100.    Wm.  Mulciueen   5.05(» 

178th  st,  adj.  25x100.    R.  M.  Lyon   2,525 

178th  st,  adj,  25x100.    E.  J,  Marsh   2.575 

178th  st,  s  s,  100  w  Amsterdam  av.  25x99.    J.  Tourney   1.975 

178th  st,  adj,  100x94.    T.  R.  Brennan     7,700 

178th  st,  adj,  50x89.    J.  M.  Muhan    3,400 

178th  st,  s  s,  100  w  Wadsworth  av,  50x100.    S.  T.  McAvoy   l.COn 

178th  st,  adj  25x100.    Mrs.  M.  E.  Davagh   2,300 

178th  st,  adj,  25x100.    Mahoney  Bros   2.275 

178th  st,  n  s,  100  vi'  11th  av,  50x100.   R.  A.  Haglisz   4,(J0o 

178th  st,  adj,  50x100.    I.  Yates    4,750 

179tn  st,  s  s,  100  w  11th  av,  100x100.    C.  Trinks   8,80o 

179th  st,  n  s,  100  w  Amsterdam  av,  50x100.    J.  L.  Marcellus   4,50o 

179th  st,  adj,  125x100.    B.  P.  Fairchild   10,875 

179th  st,  s  s,  100  w  Audubon  av.  125x100.    Wm.  Kennelly   11,375 

179th  st,  adj,  25x100.    Wm.  Dolsen   2,400 

179th  st,  n  s,  100  w  Audubon  av,  100x100.    B.  P.  Fairchild   9,500 

179th  st,  adj,  50x100.    Alex,  Martin,  Jr   4,900 

179th  st,  n  s,  100  w  Audubon  av,  25x100.    J.  Lechtalen   2,600 

179th  St.  adj,  75x100.    C.  Trinks   7.350 

179th  st,  n  s,  100  w  Wadsworth  av,  50x100.    B.  F.  Kearns   5.7(»o 

179th  st,  s  s,  100  w  Amsterdam,  100x100.    Wilson  &  Knight   Kt.OOO 

179th  St.  adj,  75x100.    M.  Friedsam   7,2110 

179th  st,  s  s,  100  w  Wadsworth  av,  25x100.    M.  Curley   2,375 

179th  st,  adj.    Mrs  Weir   2,3.jO 

179th  St.  adj.    Thos.  Molloy   2,375 

ISOth  St.  s  s.  100  w  Amsterdam  av,  75xlO<l.    H.  G.  Badgley   7,G0O 

isoth  St.  adj.  75x100.    B.  P.  Faiixhild   7,20O 

l.soth  St.  adj,  25x100.    S.  De  Walltearss   2,425 

180th  St.  n  s,  100  w  Amsterdam  av.  50x100.    S.  Goldslicker   5,7o(l 

ISOth  st,  adj,  120x100.    L.  K.  Ungrich   12,325 

180th  st,  n  s,  100  w  Audubon  av,  25x100.    Louis  Sanders   2,750 

180th  st,  adj,  50x100.    Thos.  McGuire   5.000 

180th  st,  adj,  25x100.    F.  T.  Higgins   2,500 

180th  st,  adj,  s  s,  100  w  Audubun  av.  75x100.    Geo.  Schwegler.  .  .  .  7,6.10 

180th  st,  adj,  75x100.    F.  B.  .M.  suk   7,8oo 

180th  st,  s  s,  100  w  Audubon  av.  2.'ixloo.    K.  M.  Hoar   2,550 

180th  st,  adj,  75x100.    H.  Batlerman   7,575 

180th  st,  n  s,  100  \v  Audubon  av.  ."lOxlOO.    G.  &  W.  J.  Ranch   5,00O 

180th  st,  adj.  25xlOO.    Thos  J.  Colton   2,450 

180th  st,  adj  .50x100.    S.  Vollmann   2,525 

180th  st,  adj,  2.5x100.    Isaac  M.  Elliott   2,7.50 

180th  st,  s  s,  100  w  Wadsworth  av,  2.5x100.    B.  L.  Kennelly   3.(Joo 


Bi'lLDlXG  AXD  ARCHITECTURE  IN  NEW  YORK.  i^y 

ISlvt  St,  s  s.  liKi  w  Amsterdam  av,  50x119.6.    S.  Goldsticker   14,350 

INI  St   St.  adj.  T."xll9.6.    Hanlon  Goodman    16,500 

islst  St.  a.ij.  li.:.xliy.6.   B.  L.  Kennelly    5,300 

ISlst  St,  adj,  20x119,6.    M.  A.  Frank   3,000 

181  pt  St,  adj,  75x100.    Alexander  Bros   16,050 

181st  St,  s  e  cor  Audubon  av.  P.  A,  Smyth    8,600 

181st  st,  s  w  cor  Audubon  av,  25x1(10.    Sinclair  Myers   8,30(» 

181st  st,  adj,  75x100.      Same   14,400 

181st  st,  adj,  100x119.6.    Same   17,100 

181st  st,  adj,  25x119.6.    M.  E.  Monaghan   5,700 

181st  st,  adj,  25x119.6.    Isaac  M.  Elliott   5,750 

181st  st,  adj,  75x100.    M.  J.  Mulqueen   18,000 

181st  st,  s  e  cor  11th  av,  25x100.  Edw.  Rafter    11,300 

181st  st,  n  e  cor  Audubon  av.  25xl(i0.    L.  Tanenbaum   8.00n 

181st  st,  adj,  145x100.    Same   29,80Lt 

181st  St.  adj,  50x100.    Morten  &  Battle   10,800 

181st  St.  adj,  50x100.    Louis  Wendell   11,800 

181st  st,  s  w  cor  Wadsworth  av,  2.5x100.    Edw.  Rafter   10,500 

181st  St,  adj,  50x100.    J.  Lichtenstein   13,100 

181st  st,  n  w  cor  Wadsworth  av,  2.5x100.    B.  F.  Kearns   7.500 

181st  st,  adj,  50x100.    Same   9,300 

181st  st,  s  w  cor  11th  av,  25x100.    John  Reilly   12.250 

181st  st,  adj,  75x100.    Same   17,6.50 

181st  st,  adj,  2.5x119.6.     D.  Kahnweiler   5,020 

181st  st,  adj,  50x119.6.    Jacob  Holhn   8,900 

181st  st,  adj,  25x119.6.    B.  L.  Kennelly   4,550 

181st  st,  adj,  .50x100.    Thos.  J.  Colton   9,600 

181st  St.  adj,  25x100.    Wm.  H.  Bergen   4,7.50 

Wadsworth  av,  adj,  50x100.    Wurtzburger  &  Hecht   5,050 

Wadsworth  av,  adj,  50x100.    D.  W.  Ronde   5,000 

Wadsworth  av,  s  w  cor  180th  st,  2.5x100.    Same   3,700 

Wadsworth  av,  n  e  cor  180th  st,  2.5x100.    John  Wynne   4,500 

Wadsworth  av,  adj,  50x100.    Same   4,900 

Wadsworth  av,  adj,  50x100.    S.  R.  Welsen   5,100 

Wadsworth  av,  n  w  cor  180th  st,  25x90.    B.  Fitzgerald   4..300 

Wadsworth  av.  adj,  50x90.    J.  Romaine  Brown   4,800 

Wadsworth  av.  adj,  45.6x80.    C.  Mclntyre   4,350 

LSlst  st,  s  e  cor  Wadsworth  av.  25xl(K(.    Edw.  Rafter   8,100 

ISlst  .St.  n  \\-  cor  Audubon  av,  25x100.    Miles  Tierney   7,150 

181st  st,  adj,  .50x100.    Same   8.350 

181st  st,  adj  .50x100.    P.  Ward   8.300 

181st  st,  adj,  .50x100.    Mr.  Rhode   8,800 

181st  st,  adj.  150x100.    Mr.  Bauerdorf   29,500 

181st  st,  n  e  cor  11th  av.    B.  F.  Kearns   11,100 

181st  St.  n  w  cur  11th  av.  L'5xl00.    John  Reilly   11,750 

181st  st,  adj.  .-.((xlfMi.    P.  Wa.-d   10,000 

181st  St.  adj,  .VixKiii,    J.        Hatie   9,200 

181st  st,  adj.  l.-.(txliio.    P.  Fi.x   26,400 

181st  St.  n  e  for  Wadsworth  av,  25xi(M).    Edw.  liafte-r   7,000 

lS2d  st,  s  s,  10(1  w  11th  av,  .-iixTo,    C.  i;,.herts..n   4,000 

182d  st,  adj.  .".(ixTo.    c.  Protheis   3,950 

182d  st,  s  s,  1(1(1  w  Aniste,-,lam  av.  .5(1x100.    Louis  Wendell   5,1-50 

lS2d  St.  adj,  10(1x1(1(1.    P.  P.  Fairchild   8,900 

182d  St.  adj.  25x100.         H.   Butler   2,200 

182d  St.  s  s,  100  w  Audubon,  .50x7(».    L.  Schlesinger   3.950 

182d  st,  adj,  75x70.    Mrs.  W.  Schuff   6,000 

182d  st,  adj,  25x70.    W.  J.  Parmly   2,075 

Amsterdam  av,  n  w  cor  178th  st,  25x100.    A.  J.  Connit  k   9.100 

A.msterdam  av,  adj,  50x100.    S.  Wolf   10,600 

Amsterdam  av,  adj,  75x100.    A.  J.  Connick   15,350 

Amsterdam  av,  adj,  25x100.    W.  E.  Munn   5..3.50 

Amsterdam  av,  s  w  cor  179th  st.    S.  Wolf   8.500 

Amsterdam  av,  s  w  cor  178th  st,  25x100.    Same   8,350 

Amsterdam  av,  adj,  50x100.    C.  A.  Briggs   10,475 


148  '-i  HISTORY  OF  REAL  ESTATE, 

Amsterdam  av,  adj.  30.8x100x24.3.    S.  Vollmann   5,050 

Amsterdam  av,  n  \v  cor  179th  st,  25x100.    J.  L.  Marcellus   9,500 

Amsterdam  av,  adj.  50x100.    A.  Block   11,350 

Amsterdam  av,  adj,  25x100.    M.  S.  Silberberg   5,650 

Amsterdam  av,  adj,  50x100.    John  M.  Meehan   11,400 

Amsterdam  av,  adj,  25x100.    Solomon  Moses   6,100 

Amsterdam  av,  s  w  cor  180th  st,  25x100.    H.  G.  Badgley   10,100 

Audubon  av,  s  e  cor  180th  st,  25x95.    L,.  Gaide   3,550 

Audubon  av,  adj,  25x95.    H.  Newmark   2,000 

Audubon  av,  adj,  50x95.    Lester  Walton   3,900 

Audubon  av,  adj,  25x95.    E.  H.  Doyle   1,950 

Audubon  av,  adj,  50x9.5.    A.  Smart   4, 200 

Audubon  av,  n  e  cor  179th  st,  25x95.   D.  W.  Ronde   3,125- 

Audubon  av,  s  e  cor  178th  st,  21.10x95.    L.  Walton   2,47.") 

Audubon  av,  adj,  OOx— xG6.1x95.    B.  P.  Fairchild   4,87.') 

Audubon  av,  n  w  cor  179th  st,  25x100.    C.  G.  Tousey   3..")0(i 

Audubon  av,  adj,  25x100.    Same   2.22.") 

Audubon  av,  adj,  lOOxlOO.    C.  H.  Krauich   8,4ii(l 

Audubon  av,  adj,  25x100.    Wm.  Dolan   2.4.->(l 

Audubon  av,  s  w  cor  180th  st,  25x100.    L.  K.  Ungrich   3,50(1 

Audubon  av,  s  e  cor  179th  st,  25x95.    M.  Friedsam   3,20(1 

Audubon  av,  adj,  150x95.    Same   12,1,50 

Audubon  av,  n  e  cor  178th  st,  25x95.    Same   3,-575 

Audubon  av,  s  w  cor  178th  st,  25x100.    Esther  Silberman   3,450 

Audubon  av,  adj,  50x100.    Same   4,(300 

Audubon  av,  adj,  100x100.    Wurtzburger  &  Hecht   8,100 

Audubon  av,  s  w  cor  179th  st,  25x100.    H.  W.  Hartman   3,4.50 

Audubon  av,  n  e  cor  180th  st,  25x100.    L.  K.  Ungrich   4,000 

Audubon  av,  adj,  25x100.    Same   2,-500 

Audubon  av,  adj,  25x100.    Geo.  Ebert   2,5-50 

Audubon  av,  adj,  19.6x100.    Alexander  Bros   2,700 

Audubon  av,  n  w  cor  180th  st,  25x100.    L.  Schlesinger   4,000 

Audubon  av,  adj,  75x100.    A.  E.  Fountain,  Jr   8,4(J0 

Audubon  av,  adj,  lit.C.xKio.    J,  H.  Fink    2,000 

Audubon  av,  adj,  s  t-  c  ,,i  isjii  st.  J.^xlOO.    B.  F.  Kearns   3,750 

Audubon  av,  adj.  5(ixl(i(i.    Saini'   4,850 

Audubon  av,  s  w  cor  l.s^a  st.  2.")xlO0.    L.  Schlesinger   3,450 

Audubon  av,  adj,  5Uxl(JU.    Same   4,925 

Wadsworth  av,  n  e  cor  178th  st,  25x100.    J.  G.  Johnson   3,275 

Wadsworth  av,  adj,  50x100.    Dr.  Steers   4,750 

Wadsworth  av,  adj,  75x100.    Newman  Cowen   6,900 

Wadsworth  av,  adj,  25x100.    R.  S.  Abrams   2,325 

Wadsworth  av,  s  e  cor  179th  st,  25x100.    Henry  Stlckweh   3,200 

Wadsworth  av,  s  w  cor  179th  st,  25x100.    L.  K.  Ungrich   3,400 

Wadsworth  av,  adj,  100x100.    W.  W.  Watkins   10,500 

Wadsworth  av,  adj,  50x100.    L.  K.  Ungrich   4,8-50 

Wadsworth  av,  n  w  cor  178th  st.    Same   3,400 

Wadsworth  av,  s  w  cor  178th  st,  25x100.    T.  Donovan   3,325 

Wadsworth  av,  adj  cor,  50x100.    Frank  Demult   4,300 

Wadsworth  av,  adj  cor,  25x100.    Wm.  McCarthy   2,325 

Wadsworth  av,  s  e  cor  180th  st,  25x100.    W.  H.  Elting   4,000 

Wadsworth  av,  adj,  50xl(J(J.    C.  Trinks   5,15(.* 

Wadsworth  av,  adj,  KjOxlOO.    Wurtzberber  &  Hecht   10,400 

Wadsworth  av,  n  e  cor  179th  st,  25x100.    F.  T.  Higgins   4,0(J0 

Wad&woith  av,  n  w  cor  179ih  st,  25x100.    D.  W.  Ronde   3,700 

Wadsworth  av.  adj,  2.5x100.    F.  T.  Kee   2,575. 

Wadsworth  av,  adj.  25x100.    W.  J.  Brown   2,500 

Wadsworth  av,  s  w  cor  182d  st,  25x85.    C.  E.  Schuyler   3,0J0 

Wadsworth  av,  adj,  .50x75.    Same   3,750 

Wadsworth  av,  s  e  cor  180th  st,  25x100.    E.  W.  H.  Elting   4,000 

Wadsworth  av,  s  e  cor  182d  st,  25x100    Mr.  Coffey   3,000 

Wadsworth  av,  adj,  .50x100.    J.  W.  McCarron   4.1.50 

11th  av,  s  w  cor  182d  st,  25x100.  Alfred  Miller    5,050 

11th  av,  adj.  .")(lx1(iO.    A.  B.  Humphrey   6,400 


BUILDING  AXD  ARCHITECTURE  IN  NEIV  YORK. 


11th  av,  n  e  cor  178th  st,  25x100.    Thos.  Colton   5.500 

11th  av,  adj,  25x100.    Same   3,525 

11th  av,  adj,  25x100  Otto  Boelsen   3,400 

11th  av,  adj,  75x100.    J.  Davis   10,425 

11th  av,  adj,  25x100.    Thos  J.  Colton   3,500 

11th  av,  s  e  cor  179th  st,  25x100.    Same   5,900 

11th  av,  s  w  cor  179th  st,  25x100.    H.  A.  Sohl   5,400 

11th  av,  adj,  25x100.    Thos.  H.  Friend   3,300 

11th  av,  adj,  25x100.    Geo.  R.  Conklin   3,200 

11th  av,  adj,  50x100.   Vollman  Bros    6,500 

11th  av,  adj,  50x100.    J.  Edgar  Leaycraft   3,350 

11th  av,  n  w  cor  178th  st.    Same   5,450 

11th  av,  s  e  cor  180th  st,  25x100.    L.  Walton   6,000 

11th  av,  adj,  75x100.    Same   10,800 

11th  av  n  e  cor  179th  st,  25x100.    B.  F.  Kearns   5,350 

11th  av,  adj.    Same   10,950 

11th  av,  n  w  cor  178th  st,  25x100.    T.  Boumeister   5,200 

11th  av,  adj,  25x100.    Carl  Thomson   3,625 

nth  av,  adj,  25x100.    B.  L.  Kennelly   3,625 

11th  av,  adj,  75x100.    C.  Shormeier   10,950 

11th  av,  adj,  25x100.    P.  Somers   3,850 

11th  av,  s  w  cor  180th  st.  A.  Block    6,100 

11th  av,  n  e  cor  180th  st,  25x100.    J.  F.  B.  Smith   7.(100 

11th  av,  adj,  25x100.    A.  Block   4  1.50 

11th  av,  adj,  25x100.    John  Delaney   4,100 

11th  av,  adj,  25x100.    L.  B.  Knickman   4.100 

11th  av,  adj,  19.6x100.    M.  J.  Mulqueen   4,300 

11th  av,  n  w  cor  180th  st,  25x100.    John  Reilly   6,750 

11th  av,  adj.    Same   15,975 

11th  av,  s  e  cor  182d  st,  25x100.    P.  Ward   5.000 

11th  av,  adj,  25x100.    J.  H.  Little   3,350 

11th  av,  adj,  20x1000.    Mrs.  H.  Purvis   2,875 


The  Arnold  Sale. 

The  143  lots  disposed  of  at  the  Arnold  sale,  April  15,  1892,  were 
located  on  the  East  Side  and  in  Harlem.  The  competition  was  free 
and  unrestricted,  and  so  far  as  known  there  was  absolutely  no  pro- 
tection or  bidding  by  representatives  of  the  estate. 


Lenox  av,  n  w  cor  128th  st,  99.11x75,  vacant.    Leopold  Kahn   44,000 

i:!3d  st,  s  s,  325  e  7th  av,  75x90.11,  vacant.    Francis  J.  Schnugg-.  ..  .  20,700 

134th  st,  s  s.  260  w  5th  av.  20(1x99.11,  vacant.    E.  C.  Bell   40.000 

87th  st,  n  w  cor  Madison  av.  95x100.8.  vacant.    Higgins  &  Kane  65,.5O0 

S7th  st,  n  s,  adj,  100x100.8,  vacant.    Peter  Summers   52.000 

87th  st,  n  s,  adj,  50x100.8,  vacant.    Andrew  H.  Smith   27.400 

88th  st,  s  w  cor  Madison  av,  95x100.8,  vacant.    J.  Wehrum   63.500 

S8th  st,  s  s,  adj,  125x100.8,  vacant.    Max  Danziger   58,750 

88th  st,  s  s,  adj,  97.9x100.8,  vacant.    J.  Keiser   50,800 

90th  st,  s  s,  113.4  e  Madison  av,  76.8x100.8,  vacant.    Max  Danziger.  33,300 

94th  St.  n  \v  cor  Madison  av,  42.9x100.8,  vacant.    L.  M.  Jones   30.000 

94th  st,  n  s,  adj,  125x100.8,  vacant.    Same   63,750 

94th  st,  n  s,  adj,  100x100.8,  vacant.    Sonn  Bros   52,800 

94th  St.  adj,  50x100.8,  vacant.    Francis  J.  Schnugg   27.000 

95th  St.  s  w  cor  Madison  av,  42.9x100.8,  vacant.    Newman  Cowen.  .  29,000 

95th  st,  s  s,  adj,  75x100.8,  vacant.   John  Hamey   32,100 

95th  st,  s  s,  adj,  100x100.8,  vacant.    Max  Danziger   43.200 

95th  st,  s  s,  adj,  100x100.8,  vacant.    Geo.  F.  Johnson   46.000 

97th  st,  s  s,  100  e  5th  av,  75x100.11,  vacant.    A.  Cameron   26.100 

102d  st,  s  s,  100  e  5th  av,  25x100.11,  vacant.    Geo.  Wolff   7,400 

102d  st,  s  s,  adj,  225x100.11,  vacant.    Geo.  F.  Johnson   63,000 


A  HISTORY  OF  REAL  ESTATE, 


134th  St,  s  s,  75  e  7th  av,  100x99.11.  vacant.    Jacob  M.  Newman   28,400' 

134th  St,  s  s,  375  e  7th  av,  275x99.11,  vacant.    Henry  M.  Bendheim.  .  72,(500 

133d  St,  n  s,  350  e  7th  av,  100x99.11,  vacant.    Henry  M.  Bendheim..  20,800 

135th  St,  s  s,  125  w  Lenox  av,  50x99.11,  vacant.    A.  J.  Bruen   19,000 

130th  st,  n  s,  75  w  Lenox  av,  l.")0x99.11.    John  Harney   33.000 

137th  St,  n  s,  100  e  Lenox  av,  1(10x99.11,  vacant.    Alex.  Cadoo   16,800 

138th  st,  s  s,  175  e  Lenox  av,  275x99.11.    S.  Manges   33,000 

139th  st,  n  s,  370  w  5th  av,  75x99.11,  vacant.    M.  Greenbaum   8.550 

Lenox  av,  n  \v  cor  138th  st,  99.11x125.  vacant.    J.  M.  Newman   29.000 

Lenox  av,  s  w  cor  139th  st.  99.11x125.  vacant.    H.  Hirsh   28.2oa 


The  Bemheimer-Schmid  Sale. 

The  Bernheimer-Schmid  sale  was  held  March  7,  1895,  under  a 
decree  granted  in  friendly  partition  proceedings.  The  eighty-two- 
lots  put  up,  located  on  io8th  and  109th  streets  and  Columbus  ave- 
nue, were  eagerly  competed  for.    The  total  realized  was  $550,050. 

Columbus  av,  n  w  cor  Insth  st.  25.5xl(>n.  this  and  all  other  parcels 

vacant  unless  otherwise  mentioned.    W.  R.  Rose   15..50(r 

Columbus  av,  adj  above.  25.2x100.    Wm.  Rankin   9.200 

Columbus  av,  adj  above.  75.6x100.    Heilner  &  Wolf   26.800 

Columbus  av,  adj  above.  50.4x100.    Adler  &  Herrman   18.550 

Columbus  av,  s  w  cor  109th  st,  2.5.5x100.    Heilner  &  Wolf   18.500 

Columbus  av.  s  e  cor  109th  st.  25.5x100.    Wm.  Rankin   17.50O 

Columbus  av,  adj  above,  25.2x100.    Same   10..3(UI 

Columbus  av,  adj  above.  25.2x100.    Cohen  &  End^l   9.50ii 

Columbus  av,  adj  above,  75.6x100.    Ottinger  Bros  ,   27,45(1 

Columbus  av,  adj  above,  25.2x100.    Wm.  Rankin   9..50(V 

Columbus  av.  n  e  cor  108th  st,  25..5xl00.    Same   13..S0() 

109th  st,  s  s,  100  w  Columbus  av,  25x10(111.    Adler  &  Herrman   7.1(10 

109th  st,  adj  above,  25x100.11.    Heilner  &  Wolf   6,0(M> 

109th  st,  adj  above.  100x100.11.    Wm.  Rankin   1S.S(MI 

109th  st,  adj  above.  50x100.11.    Conrad  Schlosser   9.3.50 

109th  st,  adj  above,  125x100.11.    Sonn  Bros   27,400 

109th  st,  adj  above.  25x100.11.    David  Christie   5.700 

109th  St.  adj  above.  .50x100.11.    w.  P.  Silleck   11.725 

109th  st,  adj  above,  50x100.11.    S.  J.  Luckings   18.200 

109th  st,  adj  above.  25.100.11.    Anton  Schwartz   (5.200 

109th  st,  adj  above.  50x100.11.    Adler  &  Herrman   13.500 

109th  St.  adj  above,  50x100.11.    Jared  Bell   14.400 

109th  St.  adj  above,  50x100.11    Peter  Wagner   15. suit 

109th  St.  adj  above  and  extending  in  front  to  point  0.4  e  of  Amster- 
dam av.  49.8x105x20.9x100.11.    John  Flanigan.  Carmel.  X.  Y   IT.OOO 

109th  St,  s  s,  100  e  Columbus  av,  2.5x100.11.    W.  R.  Rose   5,575 

109th  St.  adj  above,  25x100.11.    Geo.  E.  Mott   4,700 

109th  St,  adj  above,  25x100.11.    W.  R.  Rose    4,650 

109th  st,  adj  above,  25x200.11.    Geo.  E.  Mott   4.825 

109th  st,  adj  above,  75x100.11.    Sonn  Bros   1(;.175 

108th  st,  n  s,  100  e  Columbus  av,  50x100.11.    Same   lo.l'.oo 

108th  st,  adj  above,  100x100.11.    W.  R.  Rose   1S.250 

108th  st,  adj  above.  25x100.11.    Jacob  S.  Bernheimer   5,(_iO(» 

lOSth  St.  adj  above.  43x204.10  to  l(i9th  st.  x.Sx201.10.    Same   7,5(!0 

108th  st,  n  s  ,  100  w  Columbus  a  v.  7.5x100.11.    John  Jones   14,575 

108th  St.  adj  above.  2.5x100.11.    W.  R.  R.ise   4.550 

108th  St,  adj  above,  50x100.11.    David  (^hristie   9,075 

108th  St.  adj  above,  50x100.11.    W.  R.  Rose   9,050 

108th  st,  adj  above,  50.9x100.11,  two-story  brick  and  two-story  frame 

houses.    Geo.    E.   Mott   10,600 

108th  st,  adj  above,  149.2x100.11.    W.  R.  Rose   26,850 

108th  st,  adj  above,  75x100.11.    Joseph  Carr   13.750 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  151 

lOSth  St,  adj  above,  25x100.11.    R.  D.  Elder   4..")r» 

108th  St,  adj  above,  25x100.11.    W.  R.  Rose   4,.50O 

lOSth  St,  adj  above,  2.5x100.11.    David  Christie   4.000 

KiSth  .'^t,  adj  above,  .VlxlOd  ll.    Jared  Bell   10.200 

KiSth  St.  fidj  abdve  and  extending  in  front  to  a  point  58.1  e  of  Am- 
sterdam  av.    41. lIxin.-xTO  0x100.11.    Same   12.700 


The  Ward  Sale. 

The  Susan  B.  Ward  partition  sale  on  November  19,  1896,  and  Oc- 
tober 19.  1897,  disposed  of  238  lots  on  Washing-ton  Heisjhts  for  a 
total  of  $444,250. 


November  19,  1S96. 
Kingsbridge  road,  s  w  cor  170th  st,  28x01  x2.5.3xlO,''..l.  this  and  parcels 

described  below  vacant.    c\  Buckman   0  5.50 

Kingsbridge  road,  adj  above.  .5r,xl27.4x."0.r,xlO,'^.l.    G.  W.  Van  Allen 

and  C.  Buckman   12.000 

Kingsbridge  road,  adj  above.  28x1 14. r,x25..'^xl 02.4.    Same   5.700 

170th  st,  s  s,  01  w  Kingsbridge  road.  125x90.    Same   14  000 

170th  st,  adj  above,  .50x90.    David  Kahnweiler   4 

170th  st,  adj  above.  100x90.    Edward  Oppenheimer   7  000 

170th  st,  adj  above,  .50x90.    J.  Bleecker  &  Son  for  a  customer   n.70() 

170th  st,  adj  above,  100x90.    M.  Hecht   7,800 

170th  st,  adj  above,  70x00.    T,  G,  Smith   7,800 

Fort  Washington  av,  s  e  cor  170th  st,  25.3x05x25.^x00.2,    r.  T.  Bar- 
ney  4.700 

Fort  Washington  av.  adj  above.  l(ll..SxO(».8xl(»0.11x9G.2.    Same   11.100 

Fort  Washington  av,  adj  above,  25.8x80.3x25.3x90,8,  Jane  O'Neill.  2,1.50 
Fort  Washington  av,  adj  above  and  n  e  cor  109th  st.  as  proposed, 

2.5.9x80.9x2.5..3x8r,..3.    Mrs.  F,  Hack  or  Mack   3.000 

109th  st,  as  proposed,  n  s.  80,9  e  Fort  Washington  av,  45x80.7.  C. 

T.  Barney   2,800 

IfiOth  st,  adj  above.  1.50x8(;,7,    A,  Herzb?rg   8.000 

in9th  st,  adj  above.  .50x80.7.    D,  J.  Timoson   2.90O 

109th  st,  adj  above.  200x80.7.    William  Hays   10,200 

IfiOth  St.  adj  above,  .50x80.7.    Edward  M.  Timmins   4.700 

IfiOth  st,  adj  above,  2.5x100.11.    D.  Markey   2.900 

109th  st,  adj  above,  2.5x75.8.    A.  M.  Geraty   2,000 

Kingsbridge  road,  n  w  cor  109th  st,  as  proposed,  20,3x11 8.3x25.:;x 

11.3.9.    C.  H.   Douglass   9.000 

Kingsbridge  road,  adj  above,  .50x.89.0x5o.(;x1 13  9    <•   K,  Henderson.  10  8.50 
Fort  Washington  av.  s  w  cor  1  Tot  h  st,  L'."  x  1  (  m  ixL'.'.  x'.  i.s,  1  1 ,    r,  T.  Bar- 
ney   4.000 

Fort  Washington  av.  adj  alMl^-..,   T5x! is.."ixT.5x'.i.s,  1  1 ,       .T.  Romaine 

Brown    10..500 

Fort  Washington  av.  adj  above.  75.0x107,3x75x08,5.  C.  T,  Barney.  11,900 
Fort  Washington  av,  adj  above,  33  (^x111x31,7x107,3.    James  C,  Hus- 

sey    4,850 

Haven  av,  s  e  coi-  17otli  st,  25,111x110.1  x25xln3.S.    C.  T,  Barney   4, .300 

Haven  av,  adj  ;iho\  ,..   TT.OxS  l,2x75x  1  n:!,8.    Same   0,3,oO 

Haven  av,  adj   .iliox...   ■_'."i.lOxl-J7,iixL',"ixi:;4,2.    Adelaide   Murdock,,.  1,.'<.5(> 

Haven  av,  .50.0x1  14, Ox.'Hx  127,0,  Donohue   3.000 

Haven  av,  adj  above.  31 .5x100. 1 1  x31  ,Sx1 1 4,9,    John  McSherry   1  ,S0O 

170th  St.  s  s.  100  \v  Fort  Washingt..n  av,  .5ox1oo.  J,  Romaine  Brown.  5.300' 
Fort  Washington  av.  s  w  cor  170th    st,  25x100x25x98.11.    C.  T. 

Barney   4.000 

Fort   Washington    av.    adj    above.    75x'.i.s..".x75xO,S,ll.     J,  Romaine 

Brown    lo,50O 

Fort  Washington  av,  adj  above.  75  0x1 07,:!x75,9S.5.  C,  T.  Barney..  9.900 
Fort  Washington  av,  adj  above,  .33.0x114x31.7x107.3.    James  C.  Hus- 

sey    4,85f> 


152  -4  HISTORY  OF  REAL  ESTATE, 

Fort  Washington  av,  n  w  cor  170th  st,  as  propost-d.  r)(ix!»5x.">0x07.a. 


Fort  Washington  av,  s  \v  cor  171st  st,  as  proposeil.  1 4<;xln:',. K ixl-45 

xQl.X    C.  T.  Barney   15,700 

17(lith  st,  as  proposed,  9r>  w  Fort  Washington  av,  10<bc!)7.<>.  Same..  10,00(» 
171st  st,  as  proposed,  103.10  w  Fort  Washington  av,  12.')x97.().  Mrs. 

C.  C.  Carroll   5,250 

Haven  av,  as  proposed,  s  v  mv  171st  st.  .">1.8xl08.11x.")0x9.j.n.    J.  F. 

Weber    4,800 

Haven  av,  adj  above,  1'."  UtxSK.CxJ.'xlt.'.ll.    Henry  Holdman   1,550 

Haven  av,  adj  above,  2:i.:'.xS:'..Sx2'J.r.xS!).C..    C.  T.  Barney   1,700 

Haven  av,  n  e  cor  17(»th  st,  l(M».9xSa.4x!)9.6xl08.7.  Henry  B.  Cohen..  9,500 
Fort  Washington  av,  n  w  cor  171st  st,  as  proposed,  50x95x50x92.9. 

J.  A.  Zimmerman   3,250 

Fort  Washington  av,  adj  above,  25.1x90.0x25x92.9.    James  S.  Car- 
ney   1,050 

Fort  Washington  av,  adj  above,  25.2x87.625x90.0.    W.  A.  Toll   1,075 

Fort  Washington  av,  adj  above,  25.3x112.6x25x108.9.  S.  A.  Ludin..  1,000 
Fort  Washington  av,  adj  above,     39.11x101.6x31.11x108.9.       J.  S. 

Ehrich    2,900 

171st  st,  as  proposed,  n  s,  95  w  Fort  Washington  av,  25x100.  C. 

Shulander    1,325 

171st  st,  adj  above,  75x151. 6x75.3xl.")0.1] .    James  L.  Wells   4,650 

171st  st,  adj  above,  25x149.9x25.1x151.0.    Lottie  Waldmar   1.425 

171st  st,  adj  above,  25x147.11x25.1x149.9.    J.  A.  Curry   1,(;00 

171st  st,  adj  above,  25x146.1x25.1x147.11.    D.  J.  Murphy   1,725 

Haven  av,  as  proposed,  n  e  cor  171st  st,  as  proposed,  141. 7x84. (ix 

120.4.    L.  J.  Phillips   11,400 

Haven  av,  \v  s,  opposite  n  part  170th  st,  as  proposed,  25x103.4.  M. 

Hecht   2,750 

Haven  av,  s  of  and  adj  above,  100x103.4.    J.  Romaine  Brown   10,000 

Haven  av,  adj  above,  75x103.4.    W.  E.  Patch   4,125 

Haven  av,  adj  above,  50x103.4.    M.  Hecht     2..300 

Haven  av,  adj  above,  35.0x103.8x35.4x103.4.    Sol.  Prowler   1,1. ")0 

Haven  av,  w  s,  opposite  n  line  proposed  170th  st,  75x10.'!. 4.  Wm. 

Miller   S.iVjr, 

Haven  av,  n  and  adj  above,  2.5x103.4.    Reeber's  Sons   2,300 

Haven  av,  adj  above,  25x103.4.    M.  Hecht   2,100 

Haven  av,  adj  above,  50x103.4.    T.  G.  Smith   4,600 

Haven  av,  adj  above,  25x103.4.    M.  Hecht   1,850 

Haven  av,  adj  above,  25x103.4.    Anna  M.  Cardana   1.875 

Haven  av,  adj  above,  .50x103.4.    T.  G.  Smith   3,7.50 

Haven  av,  adj  above,  25x103.4.    C.  A.  Mannie   1.675 

Haven  av,  adj  above,  50x103.4.    Caspar  Iba   3,100 

Haven  av,  adj  above,  26.8x100.11x21.8x103.4.    Alex  E.  Mitchell   1,825 

October  19.  1,S!»7. 

Fort  Washington  av.  w  s.  175.7  s  170th  st.  runs  w  107.3  x  s  31.7 

X  s  e  113.11  to  av.  X  n  w  l.",.:;  x  ii  ■-:o.4  to  lieginning.  H.  W.  Money.  2,400 
Haven  av,  e  s,   ISd.'.i  s   ITnth  st.  :n..-x1(i(;.nx31. 7x114.9.     H.  W. 

Money   1.000 

Boulevard  Lafayette,  e  s.  -JC!).;;  n  17oth  si,  1o1  .;ix2L".>.:!x!)i;.Sx223.".l. 

W.  F.  Carroll   4.5.50 

Boulevard  Lafayette,  e  s.  r,.", C,  n  17oth  st.  Io;',x220xlooxl0;!.2.  .\(1olph 

Wurzburger   4,700 

Boulevard  Lafayette,       s,    1  tL'.C.   ii    IToth   st.    1  o:!xl77.:ix  K  lOxl  01 

Charles  B.  Hill   "'.325 

Boulevard   Lafayette,   s   w    c  ,,r    l'i  i\  ate   st.  adj    Fort  Washington 

Park,  2S..-,.5xl00.04x-xl(io,   va.ant.     P.   A.   Cassidy   o.-<>0 

Boulevard  Lafayette,  w  s,  adj.  l.-.lxluo.     I'.  .\.  <  "assiily   11.5.50 

Boulevard  Lafayette,  adj.  L'.">x1iiO.     Mrs.  A.  lUi.ld   1.150 

Boulevard  Lafayette,  adj,  L'.'.xloO.    S.  L.  Pn.wh-i-   1.200 

Boulevard  Lafayette,  adj,  50x100.    J.  J.  Fredericks   2,400 

Boulevard  Lafayette,  adj,  lOOxlOO.    E.  ('.  Lyons   4,S0i> 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


153 


Boulevard  Lafayette,  adj,  200x100.    J.  D.  Butler   14.000 

Boulevard  Lafayette,  adj,  116.11x115.10x116.11x100.    C.  H.  Scholer- 

man   9,600 

Private  st,  adj  Fort  Washing-ton  Park,  s  e  cor  Private  st,  e  of  N  Y 

C  R  R.  108.9x107.57,  vacant.    W.  H.  Douglass   12,100 

PPrivate  st,  e  s,  adj,  125x180.90.    W.  H.  Douglass   2,600 

Private  st,  adj,  50x108.90.    J.  J.  Fredericks   800 

Private  st,  adj,  100x108.90.    E.  C.  Lyons   1.800 

Private  st,  adj,  75x108.90.     William  Hayes   1,850 

Private  st,  adj,  125x108.9.    W.A.Martin   2,300 

T>rivate  st,  adj,  104.1x109.98x106.84x108.90.    A.  W.  Miller   2,200 

Private  st,  s  w  cor  Private  st  e  of  N  T  C  R  R,  7.10x112.25x0.14x110.0, 

vacant.    W.  L.  Douglass   500 

Private  st,  w  s,  adj,  473.59x  irreg.    Wm  Rankin   6,750 

Private  st,  adj,  25x82.6.    J.  J.  Fredericks   350 

Private  st,  adj,  50x125.43x53.24x82.26.    F.  C.  A.  Maurice   900 

Private  st.  adj,  27.86x126.15x25x125.34;  also  irreg  strip  w  of  N  Y 

C  R  R.    Geo.  B.  Ward   1,000 


Prices  of  Fifth  Avenue  Lots,  18724882. 

The  following-  is  a  list  of  actual  prices  paid  for  Fifth  avenue  prop- 
erty between  the  years  1872  and  1882.  The  list  shows  the  havoc 
which  the  panic  of  1873  wroug-ht  on  the  prices  that  ruled  during 
the  preceding  speculative  period.  A'alues  apparently  continued  to 
fall  until  1877,  when  they  seem  to  have  reached  the  low-water 
mark : 

TSr  e  cor  81st  st,  2.".Sxl(»0:  also  one  on  Slst  st,  25x102.2.    June  22, 


1872   .$102,.">00 

25.8  n  81st  st,  51xl(l(l.    June  8,  1872   100,000 

Same  property.    Dec.  2.1,  1875   55,000 

Same  property.     June,  1879   50,000 

Same  property.    Jan.  15,  1881   76.000 

76.8  n  81st  st,  25.6x100.    July  5,  1879   26,000 

Same  property.    March  19,  1881   40.000 

S  e  cor  82d  st,  102.2x125.    May  25,  1872   225,(100 

S  e  cor  83d  st,  102.2x160.    March  23,  1872   22(1.000 

Same  property.     June  1,  1872   250,000 

Same  property.    Dec.  25,  1875   145,000 

Same  property.    July  5,  1879   132,500 

Same  property.    Nov.,  1879   142,i500 

Same  property.    May  8,  1880   180,000 

N  e  cor  83d  st,  50.2x100.    Feb.  3,  1872   95,000 

51.2  n  83d  st,  52x100.    June  1,  1872    91.000 

Same  property.    August,  1879   75,000 

Same  property.    Jan.  15,  1881   78,000 

S  e  cor  84th  st,  25.8x100.    June  8,  1872   71,500 

Same  property.    Feb.  28,  1874   71. .500 

Same  property.    Sept.  19,  1874   7.S,500 

Same  property.    Foreclos.    Nov.  14,  1874   43.500 

Same  property.    Feb.  15,  1879   26,000 

Same  property.    Feb.  15,  1879    33.000 

Same  property.    April  24,  1880   39,500 

26.6  s  S4th  st,  25x100.    Feb.  3,  1872   38,000 

Same  property.    June  8,  1872   40,000 

Same  property.    July  3,  1875   35,000 

Same  property.    Aug.  21,  1875   32,736 

N  e  cor  .S4th  st,  22.2x125.    March  2,  1878   .50,000 


154  ^  HISTORY  OF  REAL  ESTATE, 

22.2  n  84th  st,  20x115.    April  18,  1874   120,000 

Same  property.    Aug.  26,  1870    80,000 

Same  property.    Aug.  11,  1877   80,000 

Same  property.    March  26,  1881   80,000 

Same  property.    Dec.  17,  1881   60, .500 

Same  property.    Dec.  17,  1881   80,000 

42.2  n  84th  st,  20x125.    Feb.,  1878   25,000 

Same  property.    Feb.,  1880   50,000 

62.2  n  84th  st.    Feb.,  1878   25,000 

Same  property.    Feb.,  1880   50,000 

82.2  n  84th  st.    Oct.  13,  1887   43,000 

Same  property.    March  13,  1880   50,000 

Same  property.    March  20,  1880   43,000 

127  n  84th  St.  25x100.    Sept.  11,  1875   42,000 

Same  property.    April  22,  1876    23.300 

S  e  cor  85th  st,  27.2x100.    April  6,  1872   47,500 

Same  property.    July  18,  1872   42,.">00 

Same  property.    Jan.,  1882   55,000 

27.2  s  85th  st,  25x100.    Feb.  24,  1872    30,000 

*50.8  s  85th  st,  50x102.    March  2,  1872   68,000 

Same  property.    March  2,  1872   65,000 

52.2  s  85th  st,  25x100.    June  8,  1872   40,000 

Same  property.    June  8,  1872   35,000 

N  e  cor  85th  st,  25x100,  with  two  on  n  s  of  85th  st,  50x102.2.  Dec. 

5,  1874   :   80,000 

*25  n  85th  st.  21.1x100.    Feb.  21,  1874   70,000 

*46.10  n  85th  st,  22x100.    May  10,  1873    80,000 

Same  property.    June  24,  1876    38,000 

♦68.10  n  85th  st,  22x100.    Nov.  2,  1872   So.OOO 

Same  property.     Sept.  11,  1873   .">7,.500 

Same  property.    Oct  9,  1873   S.-,.000 

Same  property.    Sept.  19,  1874   !t7..'')00 

Same  property.    Sept.  2,  1876   32,000 

♦90.10  n  85th  st,  22x100.    May  20,  1876   34,000 

♦112.10  n  85th  st,  22x100.    Oct  12.  1872   80,800 

S  e  cor  86th  st,  25.8x100.    July  3,  1875   00,000 

Same  property.    April  21,  1877   23,000 

♦25.8  s  86th  st,  21.10x100.    Jan.  27,  1872   75,000 

Same  property.    April  19,  1873   75,000 

Same  property.    July  8,  1876   38,000 

Same  property.    April  29,  1870   26,800 

69.6  s  86th  st,  22x100.    April,  1879   26,000 

N  e  cor  86th  st,  abt  4  lots.    Junt  5.  1S7.">   95,000 

Same  property.    May  1,  1S79    80,000 

Same  property.    Jan.  10,  1880   86,000 

50  n  80th  st,  75x102.    Jan.  29,  1881   95,000 

Same  property.    Jan.  29,  1881   75,000 

Same  property.    Dec.  31.  1881   120,000 

S  e  cor  87th  st.  25.2x102.2.    April  21,  1877   24,000 

25.2  s  87th  st,  25.2x102.    April  28,  1877   19,000 

50.2  s  87th  st,  2.5.2x102.    April  28,  1877   18,000 

N  e  cor  S7th  st,  25.4x140.    May  18,  1877   25,600 

25.4  n  87th  st,  25.4x140.    May  19,  1877   14,000 

50.11  n  87th  st,  25x140.    July,  1879   17,000 

50.8  n  87th  st.  50x140.    March  12,  1881   70,000 

Same  property.    March  12,  1881   70,000 

75.8  n  87th  st,  25x140.    March  19,  1881   17,000 

Same  property.    Feb.  21,  1880   25,000 

Bet  87th  and  88th  sts.  50x140.   April  6,  1872   83,000 

50.8  s  88th  st,  25x102.    July  8,  1876   15,000 

75.8  s  88th  st,  25x102.    Aug  5,  1876   15,000 

75.11  s  88th  st,  25x140.    April  1,  1870   28,000 

50.4  n  89th  st,  50.4x102.2.    2-3  part.    Oct  12.  1872   53,333 

Same  property.    Aug.  5,  1870   28,500- 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK. 


Same  property.    Dec.  25,  1877   36,000- 

S  e  cor  90th  st,  25x100.    May  25,  1872   48,000 

Same  property.     April  12,  1873    50,000 

Same  property.    Feb.  21,  1874   55,000 

50.5  n  S9th  st,  50.4x102.2;  s  e  cor  85th  st,  27.2x100.  Aug  10,  1872. .  135,000 
Same  property.    Aug.  17,  1872   .50.000 

75.6  n  05th  st,  25.2x100.    Jan.  17,  1874   6,000' 

75.9  s  101st  st,  25x100.    Nov.  24,  1876   5,000 

S  e  cor  85th  st,  27.2x100;  50.4  n  89th  st.  .'0.4x102.2.    Aug.  10,  1873.  .  135,000 


*Improved. 


Population  of  New  York. 

The  Old  City,  including,  from  1874,  the  23d  and  24th  Wards. 

1653   1.120     1825   166,136 

1661   1,743     1830   202,589' 

1653   1,120     1835   253,028 

1673    2,500     1840    312,710 

1696    4,455     1845    358,310 

1731   8,256     1850   515.547 

1750   10,000     1855   629,904 

1756   10,530     1860    813.669 

1771   21,865     1865   726,836 

1774    22,861     1870    942,292 

1786   23,688     1875   1,041,886 

1790   33,131     1880   1.206,299 

1800    60,489     1890   1,515,301 

1805   75,587     1892   I,801,a39 

1810    96,373     1893   1,891,306 

1816   100,619     1897  *2,000,000- 

1820   123,706     1S9,S  13,388,000 


*Estimated. 

tGreater  New  York. 


iS6 


A  HISTORY  OF  REAL  ESTATE, 


Prices  of  Lots  in  1847,  t857  and  1868. 


The  following;-  comparative  table 

of  estimated 

prices  is 

taken  from 

the  Record  and  Guide  for  December,  1868: 

Value  in 

Value  in 

Value  in 

Location  of  Lots. 

April, 

November, 
1868. 

^1847. 

1857. 

19th  St,  bet  5th  and  Gth  avs  

.  .  .  .$1,650 

$7,000 

$18,000 

21st  St,  bet  5th  and  6th  avs  

.  .  .  .  1,950 

I  nnn 

17th  and  18th  sts,  bet  Gth  and  7th  avi 

s.  ..  2,350 

4,000 

IS  AAA 

18,000 

18th  St,  bet  6th  and  7th  avs  

,  ,  .  1,200 

4th  av,  bet  50th  and  51st  sts  

450 

1  s^n 

^AAA 

50th  St.  bet  3d  and  4th  avs  

350 

32d  St,  bet  4th  and  5th  avs  

1,500 

19  AAA 

1^'aaa 

43d  st,  bet  5th  and  6th  avs  

1,200 

3,000 

15, OU 

45th  St,  bet  5th  and  6th  avs  

775 

3,000 

51st  St,  near  4th  av  

450 

1,800 

AAA 

Lexington  av  and  52d  st  

450 

2,000 

A  A 

^!^'aaa 

4th  av.,  52d  st  (inside)  

420 

5th  av,  56th  to  57th  sts  

575 

O.OOU 

qAAAA 

5th  av.,  58th  st  

500 

Q  AAA 

58th  st,  bet  5th  and  6th  avs  

220 

9'nnn 
2,000 

19  000 

Near  5th  av  

ir'oAA 

8th  av.,  65th  st  

400 

1  ^nn 

19  AAA 

(cor.) 

64th  St.,  near  8th  av  

225 

66th  st,  near  3d  av  

700 

1  ftnn 
1,W)U 

-AAA 
2  AAA 

Lexington  av,  65th  and  66th  sts  

800 

3d  av,  7th  st  

750 

1  9^^AA 

71st  st  and  3d  av  

480 

AA 

^000 

80th  st  and  3d  av  

290 

I'inn 

3d  av,  80th  st  

525 

19  AAA 

79th  st,  near  3d  av  

295 

r  OQQ 

4th  av,  83d  st  

400 

1  AA 

■-AAA 

83d  st,  3d  and  4th  avs  

.  .  .  .  275 

1  nnn 

000 

5th  av,  86th  st,  (cor)  

850 

F-AA 

h'^aa 

9-  1AA 

5th  av,  at  86th  st  (inside)  

505 

4,500 

9A  AAT 

86th  st,  near  5th  av  

510 

2,o00 

8,000 

Lexington  av,  bet  51st  and  .■'>2d  sts. : 

Inside  

1,400 

2,000 

8,000 

2,100 

2,750 

10,000 

58th  to  G2d  sts,  bet  5th  and  6th  avs. 

5th 

700 

^  000 

10  000 

64th  to  68th  sts,  bet  Gth  and  7th  avs, 

5th 

600 

1,750 

(i.OOO 

74th  to  78th  sts,  bet  5th  and  Gth  avs, 

5th 

.  .  .  .  750 

1,500 

5,000 

77th  st,  bet  4th  and  5th  avs,  5th  and  Mad- 

G50 

1,250 

8,000 

74th  st,  bet  3d  and  4th  avs  

600 

1,200 

8,500 

5th  av,  7th  st  

1,000 

2,000 

42,000 

80th  st,  bet  3d  and  4th  avs,  on  s  s 

950 

1,500 

3,000 

And  on  4th  av  

2,000 

8.000 

12,000 

116th  st  (100  ft.  st),  bet  3d  and  4th  avs 

. .  . .  500 

700 

3,000 

117th  st,  bet  2d  and  4th  avs  

600 

600 

2,000 

BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


Comparative  Tables  of  Conveyances  Since  1868. 


1.  The  Old 

City,  including  from  1874,  the 

23d  and  24th  Wards. 

Total  No. 

Considera 

price  per 

Year. 

of  Conveys. 

tion. 

No.  Nom. 

Convey. 

1868  

  10,070 

$160,027,469 

592 

.$15,892 

1809  

  8,155 

14.s,:5os,,s7S 

696 

18,186 

1870  

  0,032 

106,750,732 

810 

16,096 

1871  

  7,070 

146,446,743 

625 

20,710 

1872  

  7.599 

107,599,852 

639 

22,055 

187:'.  

145,285,753 

880 

20,248 

1874  

  7  22:! 

119,030,668 

1,254 

16,470 

1875  

  7,214 

102,646,802 

1,555 

14,090 

187(i  

  7,133 

89,841,680 

1,656 

12,595 

1877  

  7,076 

73,594,864 

1,692 

10,400 

1878  

  6,861 

66,481,006 

1,927 

9,846 

1879  

  8,969 

87,882,097 

2,301 

9,798 

1880  

  9,588 

115,505,306 

2,564 

12,083 

1881  

  11,678 

148,219,490 

2,931 

12,692 

1882  

  9,975 

170,764,163 

2,724 

17,218 

188:5  

  10,620 

164,534,012 

2,813 

15,499 

1884  

  12,262 

182,044,304 

3,061 

14,846 

188.-)  

  11,412 

184,837,797 

2,514 

16.109 

188(i  

  13,569 

243,981,539 

2,404 

17,988 

1887  

  13,896 

258,663,980 

2,684 

18,513 

188.S  

217,732,936 

2,846 

18,090 

1889  

  15,085 

269,873,442 

3,474 

17,908 

1890  

  15,857 

282,047,609 

4,042 

17,1.56 

1891  

  14,013 

231,908,649 

4,058 

16,548 

1892  

  13,944 

228,608,599 

4.458 

16,394 

189:i  

  13,244 

216,825,732 

4,963 

16,371 

1894  

  13,436 

149.614,843 

5,705 

19,352 

189.-.  

  14,040 

151,968,784 

6,782 

20,938 

189(i  

  14,072 

132,522,092 

7,434 

19.970 

1897  

  14,988 

111,232,874 

8,072 

16.083 

^58 


A  HISTORY  OF  REAL  ESTATE, 


Comparative  Tables  of  Conveyances  Since  \Z6Z— Continued. 


Total  No.      Considera-  price  per 

of  Conveys.  tion.  No.  Norn.  Convey. 


1869. 
1870. 
1871. 
1872. 
1873. 


1874  

$4,833,059 

161 

$4,685 

1875  

3,641,240 

168 

4,199 

1876  

  749 

3,107,875 

146 

3,361 

1877  

  897 

2,125,579 

224 

2,482 

1878  

  852 

2,361,819 

218 

2,901 

1879  

  916 

2,318,184 

213 

2,519 

1880  

  853 

3,838,670 

219 

4,617 

1881  

  1,056 

3,727,302 

268 

3,520 

1882  

  1,067 

3,889,064 

296 

3.645 

1883  

  1,366 

4,343,545 

371 

3,179 

1884  

  1,849 

4,382,975 

404 

2,382 

1885  

  1,625 

4,787,848  , 

379 

2,946 

1886  

  2,120 

7,911,185 

340 

3,731 

1887  

  2,505 

11.226,480 

449 

4,481 

1888  

  2,048 

8,219,576 

477 

4,013 

1889  

  2,773 

11,535,266 

668 

4,156 

1890  

  2,875 

13,332,374 

668 

4,637 

1891  

  2,775 

11,153,950 

670 

3,947 

1892  

  2,826 

11,066,795 

758 

3.916 

1893  

  2,457 

10,092,668 

796 

4,462 

1894  

  2,587 

8,750,644 

903 

5,1}H5 

1895*  

  3,512 

11,114,409 

1,453 

5,398 

1896*  

  4,192 

10,733,782 

1,897 

4,685 

10,937,273 

2,163 

4,478 

*Including  the  district  east  of  the  Bronx  annexed  in  June,  1895. 


BUILDING  AXD  ARCHITECTURE  IX  NEW  YORK. 


Total  Number  of  Buildings  Projected  Since  J  868. 


The  Old  City,  including,  from  1874,  the  23d  and  24th  Wards: 


No.  of 

No.  of 

Average 

plans 

buildings 

Estimated 

cost  per 

field. 

projected. 

cost. 

buildings. 

  964 

2,014 

$34,51 7,(iS2 

$17,138 

2,348 

40,352.058 

17,185 

  1,206 

2,351 

34,Gt;8,998 

14,74(; 

  1,416 

2,782 

42,.jS,-,,:!ltl 

1. -..:{( )7 

  1,009 

1,728 

27,NS4,S7() 

i(;,i:!T 

1,311 

24, !».■;(;..-,:■„-, 

i;i.ir_>l 

1874 . .  . 

1,388 

Ki.c.tM.  (1  1 

iL'.dl  l,S 

1,406 

l.s.L'i^r,.,s7ii 

1870    . , , 

  760 

1,879 

15.!  M  i:;.:(,sn 

1 1  ..->;!2 

1877 

  773 

1,432 

13.;;ti.-.,l  1  1 

:».;!;',:) 

18711 

  960 

2,065 

l(i„si»;i 

188(1  

  1,065 

2,252 

1881 

  1,247 

2,682 

43.391,:'.()n 

]0.17!» 

1882 

  1,264 

2,577 

44,793,180 

17,381 

1888 

  1,450 

2,623 

43,214,346 

10,498 

1884  

  1,663 

2,812 

42,215,423 

15,012 

188.-.  

3,370 

45,918,246 

13.024 

188t;.,  , 

  2,085 

4,097 

58,479,653 

14,273 

1887,     , . 

  2,131 

4.385 

66,839,980 

15,242 

1888 

  1,760 

3,076 

47,142,478 

15,332 

18811  

  2,046 

3,621 

68,792.031 

18,998 

18!  1(1 

  2,000 

3,507 

74,670,373 

21,282 

18U1 

  1,625 

2,821 

56,072,624 

19.977 

1892 

  1,783 

2,967 

59,107.(;i8 

19,921 

1893 

  1,433 

2,172 

55,102,<»5:! 

1894 

  1,589 

2,592 

51.42(i,.-mT 

  2,184 

3,838 

84,11  l.n;;:; 

i.'i,in2 

189(! 

  1,894 

3,149 

71,s,si^i,70.-. 

1897 

  1,988 

3,510 

83,G68,84(» 

23,790 

*The  CO 

ist  of  building  was  abnormally  high  in  these  years. 

i6o 


A  HISTORY  OF  REAL  ESTATE, 


I  J 
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2    ll^       I      I      I      I  I 


11 


Mr.  Geo.  R.  Read. 

There  IS  no  name  Ijetter  known  Dr  more  prommentlv  identified 
with  Xew  ^'ork  reaUy  than  that  of  Mr.  ( ieo.  R.  Read,  of  Xo.  lO 
Wall  street  and  Xo.  y  I'ine  street.  The  hnsiness  managed  hy  Air. 
Read  is  eomijarable  only  to  that  of  a  large  banking  or  financial  insti- 
tution in  its  extent  and  solidity.  It  would  not  be  fair  to  say  his  of- 
fices handle  all  the  first-class  realty  in  this  city,  but  there  can  be  no 
exaggeration  when  it  is  stated  that  Air.  Read  handles  a  reniarkal)ly 
large  portion  of  desirable  Xew  ^'()rk  realty.  The  business  in  brief 
is  a  general  real  estate  business  ;  it  embraces  auctioneering,  broker- 
age agency  and  appraisals.  Mr.  Read  is  retained  by  the  largest 
financial  institutions  and  executors  of  large  estates  as  an  adviser  in 
matters  appertaining  to  real  estate  values.  In  this  connection  Air. 
Read's  judgment  is  considered  authoritative  and  final.  That  he  is 
a  leading  ex])ert  in  the  metropolis  can  readilv  Ije  substantiated  bv 
the  fact  that  Air.  Read  has  been  instrumental  in  carrying  to  a  suc- 
cessful conclusion  many  of  the  large,  if  not  the  largest,  real  estate 
transactions  ever  recorded  in  this  citv. 

It  must  be  further  explained  that  Air.  Read's  business  has  be- 
come much  more  important  and  dignified  than  that  of  a  successful 
broker.  A  financial  institution,  corporation,  or  estate  will  place  a 
property  in  his  hands  for  improvement.  They  rely  on  his  judgment 
as  to  the  nature  of  the  improvement,  and  in  this  resjiect  he  stands 
in  the  most  intimate  relation  to  his  clients.  The  Corn  h^xchange 
Bank  ofificers  ])laced  the  im])rovement  of  tlieir  ])ro])erty  at  William 
and  Beaver  streets  in  his  hands,  lie  siil)mitte(l  a  scheme  in  which 
the  data  showed  a  ]>rofound  and  most  accurate  knowledge  of  con- 
ditions suitable  for  the  proposed  imi)rovement.  The  American 
Tract  Society  Building,  a  twenty-two  story  building,  was  built  un- 
der his  advice,  lie  now  manages,  as  general  agent,  the  following, 
among  a  long  list  of  buihhngs:  Home  Life  Insurance  Building, 
Metropolitan  Life  Insurance  Huilding,  Wallace  Building,  Taylor 
Building,  Corn  Exchange  Bank  Ikiilding.  Bank  of  Commerce 
Building.  Astor  Building,  Constable  Building,  Park  Row  Syndicate 
Btiilding  (now  in  course  of  construction,  and  which  will  be  when 
completed  the  tallest  ofifice  building  in  the  world),  the  P>eard  Build- 
ing and  the  Exchange  Court  ISuilding. 

The  direction  of  a  business  of  this  magnitude  naturally  re- 
quires a  well-equipped  ofifice  and  management  of  the  soundest 
character.  When  one  learns  that  in  addition  to  matters  of  appraisals, 
auctions  and  expert  advice  which  enter  so  largely  into  a  real  estate 
agent's  l)usiness  that  the  agent  stands  in  the  position  of  landlord  to 
the  tenants,  pays  the  taxes  ami  other  assessments  of  his  clients,  then 
one  can  more  easily  judge  of  the  extent  of  the  business  carried  on 
in  Mr.  Read's  office. 

In  1884  Mr.  Read  opened  an  ofifice  for  the  carrying  on  of  a  real 
estate  business  at  No.  19  X'assau  street.  In  the  comparatively  short 
time  which  has  elapsed  he  has  become  the  most  prominent  mem- 
ber of  New  York  real  estate  circles.  He  has  third  filled  w  ith  honor 
the  position  of  president  of  the  Real  Estate  Exchange,  and  he  is  held 
in  the  highest  esteem  by  all  its  members. 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  169 

REAL  ESTATE  LEADERS. 

American  Real  Estate  Company. 

In  the  Xew  ^'ork  Held  tlu-  Anicrican  Real  I^.^tate  Company  is  one 
of  tlie  earliest  and  oldest  companies  of  it>  kind,  as  w  ell  as  one  of  tlie 
most  important. 

In  1888,  when  the  oentlemen  who  organized  it  tir>t  conceived  the 
idea  of  handhng-  large  real  estate  holdings  by  means  of  a  stock  cc)m- 
pany,  for  purposes  of  investment  and  development,  the  idea  was  new. 
To-day,  New  York  City  has  hundreds  of  real  estate  corporations, 
and  the  business  of  corporate  holding  of  real  estate  is  recognized  as 
one  of  the  belongings  to  the  extraordinary  development  of  this  im- 
perial city. 

The  plan  of  the  American  Real  Estate  Company  differs  from  that 
of  other  companies,  in  that  it  atTi)rds  a  continuously  open  field  for 
the  smaller  investiir,  combining  his  ca])ital  with  its  own  foundation 
capital,  and  dividing  profits  on  a  basis  of  earnings.  It  owns,  among 
other  ]iroi)erties,  I'ark  Hill  on  the  Hudson,  the  nio.^t  beautiful  sub- 
url)  of  Xew  ^'ork  City.  Its  success  in  this  inve-iment  has  been  ])he- 
nomenal.  Park  Hill,  eight  years  ago,  was  a  piece  of  rugged  wilder- 
ness, overhanging  the  Hudson,  and  opposite  the  centre  of  the  Pal- 
isades. X'o  one  dreamed  of  its  adaptabilitv  for  a  residence  suburb. 
1"he  American  Real  Instate  Com])anv  took  hold  of  it  and  with  land- 
scape gardeners  and  engineers,  and  the  experienced  skill  and  taste 
of  its  own  officers  turned  it  into  a  magnificent  residence  i)ark  and  at- 
tracted to  it  some  of  the  most  desirable  people  from  the  denser  resi- 
dence districts  of  ^lanhattan  Island. 

Park  Hill  differs  from  the  ordinary  real  estate  enten>rise  in  that 
it  is  a  community  with  coinmunitv  interests,  growing  u|)  with  the 
growth  in  the  neighborhood.  It  has  a  country  club  that  is  famous 
throup;hout  up])er  Xew  York,  and  manv  other  associations  for  en- 
tertainment and  im])r<  ivement  that  make  life  here  as  desirable  as  on 
the  borders  of  Central  I'ark. 

The  Company  has.  besides  I'ark  Hill,  other  holdings  on  Manhat- 
tan Island  and  in  the  (  .reater  Xew  \'ork.  Among  which  are.  "The 
Cliffs,"  which  it  owns  and  is  holtling  for  future  development  on  the 
same  lines  as  Park  Hill,  consisting  of  over  17  acres  on  upper  Broad- 
way, Xew  York,  with  a  frontage  of  one  thousand  feet  on  Xan  Cort- 
lendt  Park,  and  is  a  property  of  great  promise.  It  is  on  the  direct 
line  of  the  great  West  Side  development,  and  is  already  rapidly  ris- 
ing in  value. 

The  American  Real  Estate  Comjiany  in  Park  Hill  and  its  other 
investments  has  laid  the  foundation  for  an  extended  business  in  what 
has  come  to  be  regarded  as  the  safest  security  this  country  affords. 
The  offices  are  located  in  Xo.  290  Broadway. 


I70 


A  HISTORY  OP  REAL  EST  A  Til, 


Ashforth  &  Co. 

Tlic  firm  of  Ashfortli  (  n.,  of  Xo.  1301;  llmadwaw  stands  in  a 
wrll  rc'C(),iL;niz(.(I  i)nsition  of  pronnnt'nci-  anion^  Xcw  ^■()rk■s  sub- 
stantial and  lii,<4li-class  rcaltx  dcalcTs.  It  is  one  of  the  favored  few 
rvdl  (.'State  firms  in  tlu'  .Mi'tro])olitan  district  that  lia\H'  ^c-rx-ed  as  tlie 
Mcwai'ds  (if  tlu'  e>tat(,'s  of  wealtliN  .\\\\  Y^ivk  famili(,'s  and  in  addi- 
li>  n  lia\c  k(|it  well  in  totudi  with  the  realt\  movements  in  recent 
\(ars.  riie  firm  and  Imsiness  is  wt'll  estahlished,  and  durin.i;-  its 
career  its  r(,] >ntation  for  jiroliity  and  honorable  (K'alini;-  has  never 
hi  en  (itiestioned.  It  has  liandU'(l  very  lar,L;e  leases  and  manatjed 
st  nie  of  the  most  extensive  estates  in  the  cit\  ,  and  it  continues  to  do 
-o  The  firm  had  never  before  reached  its  jjresent  hii^ii  state  of  etfi- 
cieiiCN  in  re,i;-ard  to  coni])rehensi(  m  of  detail  and  know  led.^e  of  value. 
Xor  did  it  carr\  on  a  real  estate  business  on  so  larj^e  a  scale. 

The  business  was  established  in  1832  bx  Mr.  James  !■.  Chamber- 
lain, wlio  now  is  ])robablv  better  known  as  the  founder  of  the 
I'raidvlin  ."^axiuLis  r,ank,  of  which  he  was  for  mau\  \ears  the  jjresi- 
'lent.  Me  was  an  attorne\-  b\  avocation  and  i>ractise(l  the  profes- 
sKin  in  connection  with  his  main  business,  that  of  real  estate.  In 
iN()(j,  .Mr.  (  ieor.^e  .\shforth  was  admitted  into  the  firm  and  its  name 
thereu]>on  became  ( 'hand lerlain  iX  .\shforth.  ddieir  offices  were 
then  located  at  the  corner  of  43th  street  and  l^ii^hth  avenue,  but 
were  subse(|U(.'ntl \  moxed  to  I'lroadwaN',  between  42(1  and  43d 
streets.  In  1  SS4  Mr.  C  hand )erlain ,  who  had  i;Town  old  in  the  busi- 
n(.'ss,  retir(.'(l,  and  tlu'  btisiness  was  then  carried  on  1)\  his  |)artner, 
Mr.  (  ieor.t^e  .\shforth,  until  the  hitter's  death  in  iScjo.  Air.  hTlward 
.Vshforth,  his  brother,  who  had  been  connected  with  the  real  estate 
business  for  man\   vears,  and  was  a  ca])able  successor  to  the  sulj- 

and  toi^i'ther,  under  the  name  of  .\shforth  X  Co.,  the}'  continued 
the  successful  career  of  the  tirm.  In  iX^S-  -^1''-  lUackhurst  retired, 
leaxiui;  to  his  fornur  senior  |)artn(.'r  tlu-  (.ntire  control  of  the  larg'e 
.•nd  im])ortaiU  business.  The  name  .Vshforth  X  Co.  has  been  main- 
tained. 

The  m  an  a. gem  en  t  of  estates,  the  in\estnients  of  ftmds  in  hi,!,;h-class 
realty  and  other  <ecmities  and  .i^eneral  estate  l)rokera,t;e,  form 

m  -eneral  the  branches  of  the  realtv  trade  of  .\shforth  X  (  o.  In 
the  residential  sections  of  the  W  est  ."side,  between  4_'(1  street  and 
37th  street,  the  firm  has  successfull_\-  leased  a  lari^'e  number  of  lots 
for  improvements,  and  the  mana.Liement  of  tliese  leaseholds  now 
forms  an  im])ortant  feattux-  of  the  business,  d'he  i)ro])erties  under 
their  control,  howe\er,  art-  located  in  all  sections  of  Manhattan  fsl- 
;md,  from  the  i')att(.rv  ti  1  llai'kin;  they  end)race  ])iers,  mercantile 
and  manufacturini,^-  structures  and  residential  buildings.  'Idle  firm 
has  chartje  of  properties  of  the  Astor-,  and  for  man\-  \  ears  Ivlward 
Ashforth  had  charfje  of  the  Joshua  Jones  estates,  one  of  the  nuxst 
extensive  ever  sold  in  Xeu  ^'(lrk.  .Mr.  .Xshforth  is  a  charter  mem- 
ber of  the  Real  Estate  h'xchan^c ,  and  is  also  a  luember  of  the  lioard 
of  llrokers. 


BCILDIXG  AXD  ARCHITECTURE  IX  XEIJ'  YORK.  171 
Daniel  Birdsall  &  Co. 

The  office  of  the  firm  of  Daniel  I'.inKall  ('.,.  is  located  in  Xo. 
319  I'.r.iadwav..  The  firm  is  cnm]u,^v>\  nf  Daniel  Hinlsall.  Frank 
Lonl  an<l  Cl-otl^c  W .  lUireham.  Mr.  I'.irdsall  has  been  in  the  real 
estate  business  since  iSOo.  a!  whicli  time  he  was  connected  witli  Jolm 
Lloyd  Snns,  tlie  leadm-  l)nil<ers  at  tliat  time  in  the  wlmk-sale  trade 
district.  In  1  S74  Mr.  Ilirdsall  \vith(h-e\v  fr.  .m  tlie  firm  and  ..r-anized 
his  ])resem  busuiess.  in  it.  lie  makes  a  sp^cialtx  1  if  the  management 
of  estates  and  the  selling  and  rental  nf  ]iro],rr;\-  1\ ing  between  the 
Battery  and  the  residential  scctmn  ,.i  the  cit}'.  ddie  s,K-cial  object  of 
the  firm  is  to  CMnhne  itself  in  mercantile  prMpertx  and  tlitit  class 
which  ^,^^ll  e\entn;dl>  b.-  CMiiverted  i<,  business  us'e.  Mr.  L<  .rd  has 
been  ass,,ciated  with  Mr.  Ihrdsall  since  1X75  and  .Mr.  I'.urch.am  sjnce 
1878;  the  firm  shi  m\ >  ,,ne  .if  the  cides!  and  must  hmidrable  reC'^rds  nf 
realty  firms  in  the  citw  Its  long  e\i)erience  thniu.gh  jierinds  of 
changing  v.alues  fits  it  ] larticukarl \-  well  fur  tlu  accurate  apjiraisals  of 
values,  and  in  this  department  it  has  re]  iresenied  a,  large  number  of 
proi).rty-iiwners  in  scIumiI  su^  e.  .m  lemuatMn  ].r..eeedmgs  and  the 
proceedings  f,  ,r  the  wi.Ieiniig  ,.f  C, liege  Place  an.l  I'dni  s;reet.  ddie 
firm  has  lieen  rettiiued  by  the  joint  nw  ners  ,  ,t  the  new  lltdl  .if  Rec- 
ords' site,  at  vdiambers.  Reade  and  (  eiitre  streets,  ti  1  represent  them 
in  the  proceedings  to  be  instituted  for  the  ;ic(|uiring  by  the  city  of 
this  l)lock  of  land,  ddie  ;icti\  it\  1  if  this  tirm  in  the  rental  nuirket  mav 
lie  judged  from  the  ftict  th.at  in  spite  nf  the  great  ci  mipetitii  ui  the\  suc- 
ceeded 111  prnvi.lmg  with  premises  the  nuiiierMUs  leiiants  who  \s  er- 
disturbed  by  the  t;d<iiig  for  imblic  use  the  sUe  iMr  the  iieu  llall  of 
Records,  ddie  successful  letising  <  if  the  Central  Ikmk  Ihnldmg  mi  an 
adverse  market  and  in  coinjietition  with  the  mmu'riius  new  build- 
ings, indicates  that  the  firm  is  alive  to  the  keen  ci  im])eiition  w  hivdi 
has  characterized  tlie  reabw  market  of  recent  \ears.  W  hile  the 
nature  of  this  firuTs  business  tends  more  to  the  careful  management 
of  downtown  estates  timl  the  sale  of  in\-estment  ])ro])erties,  it  has  car- 
ried iiut  ni;in\  im])(irtant  o]ie  rations,  ui  it;d dy.  within  a  short  time,  two 
trtuisactions  for  the  W  eld  esttite  of  I'.oston.  amounting  to  nearl}/ 
two  millii  >ns. 

The  firm  enjoys  the  distinction  of  possessing  thtit  reliability  which 
causes  their  clients  to  seek  their  advice  and  to  maintain  an  intimacy 
with  regard  to  financitd  and  other  investments  sinhlar  to  the  close 
relations  in  which  the  luiglish  business  law\er  is  held  by  his  client. 
-As  to  the  firm's  thorough  knowdedge  of  realty  in  the  mercantile  and 
stock  districts  of  Xew  \'ork  there  is  no  better  evidence  than  the 
('emand  in  which  the\-  are  held  as  apjiraisers  in  those  localities. 

The  Firm  of  Leonard  J.  Carpenter. 


The  hdrm  of  Leonard  J-  Carpenter  is  one  of  the  most  reliable  and 
stable  in  Xew  York :  indeed,  there  are  few  real  estate  firms  which 


172 


A  HISTORY  OF  REAL  ESTATE, 


iiavc  attained  tlu-  status  and  \\clM<no\vn  reputation  of  this  firm. 
Such  a  reputation  eannot  he  secured  in  a  year  or  a  decade  of  years; 
it  is  onK-  l)v  the  h)n^  and  faithful  execution  of  husiness  on  hand 
that  it  can  he  acquired.  'ro-(hi\-  the  reaU\-  husiness  managed  by  the 
Firm  of  Leonard  J.  C  arpenter  consists.  i)rincipally,  of  the  taking  en- 
tire charge  of  property-  f(jr  iudivi(hials,  estates  or  corporations,  al- 
though tlie  Ijrol-cerage  department  receives  s])ecial  attention.  The 
management  of  piers  also  enters  int(T  their  husiness. 

The  name  of  the  founder  of  the  husiness,  Leonard  J.  Carpenter, 
is  still  maintained.  Mr.  ('ar])enter  was  a  most  pronnnent  niend)er 
of  New  York's  real  estate  fraternit\- ;  he  had  held  several  im])ortant 
positions  in  the  Real  hastate  l''xcliange,  and  his  position  as  agent 
and  adviser  of  man\-  wealthy  families  gave  him  a  standing 
that  few  possessed.  (  )n  liis  death,  in  1888,  the  business 
was  carried  on  under  his  name  by  David  Y,  Swainson,  who 
has  been  connected  with  the  office  for  over  thirty  years,  and 
Augustus  H.  Carpenter,  who  also  has  been  identified  with  the 
business  for  more  than  twenty  years,  and  Charles  L.  Carpenter, 
who  is  a  son  of  the  founder  of  the  business.  It  need  not  be  said 
that  the  reputation  of  the  firm  is  not  only  maintained  but  the  husi- 
ness has  increased  both  in  the  agency  and  brokerage  departments. 
The  present  (jffice  of  the  firm  is  located  at  No.  41  Liberty  street,  in 
the  IjuildiuL;'  which  was  erected  by  the  late  Air.  Carpenter,  to  ac- 
connnod.ite  linii^elf  as  well  as  some  of  his  clients,  .\nother  office, 
a  branch,  is  located  in  .\'o.  1181  Third  avenue,  near  68th  street. 
This  office  was  established  for  the  management  and  development 
of  the  large  number  of  properties  which  they  control  on  the  East 
Side,  and  which  are  located  through  a  large  area,  from  gth  street  to 
Harlem  River,  comprising  private  dwellings,  apartment  houses, 
stores,  warehouses  and  factories,  many  of  wliicli  are  of  modern 
construction,  and  have  been  erected  under  their  personal  supervi- 
sion. 

The\-  were  instrumental  early  in  the  movement  which  has  resulted 
in  the  rapid  supplanting  of  so  many  of  the  old  landmarks,  through- 
out the  city,  with  modern  fireproof  mercantile  structures,  and  un- 
der their  supervision  a  number  of  such  buildings  have  Ijeen  erected  ; 
among  them  the  handsome  store  and  loft  building,  Nos.  6g6  to  702 
Broadway,  and  5  and  7  East  4th  street,  for  the  Schermerhorn  estate ; 
and  the  store  and  loft  building,  Nos.  43  to  47  West  23d  street,  and 
Nos.  24  and  28  West  24th  street. 

Floyd  Clarkson  &  Son. 

The  real  estate  firms  in  the  lower  section  of  the  city,  jjarticularly 
in  the  stock  and  office  districts,  embrace  many  well-known  and 
substantial  firms,  some  of  which  have  been  established  over  half  a 
century.  They  carry  on  their  l)ooks  the  names  of  properties  which 
have  doubled  and  redoubled  in  value  and  increased  in  value  as  only 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  173 

Manhattan  propertx-  h;i^  dune  in  tlu-  histi)r\  1  n'  American  real  es- 
tate, riie  tirm>  Iia\  e  managed  tlle^e  pn  ipertie-.  lia\'e  directed  in- 
vestments, and  fiillowed  rather  than  determined  reah\'  nKnenients, 
with  the  result  that  their  principals  and  clients  repose  the  utmost 
confidence  in  them.  There  are  comparatively  few  such  realtv  deal- 
ers in  this  city,  and  as  a  result  they  are  fjenerally  placed  in  the  top 
notch  when  a  list  of  reliable  and  prominent  real  estate  dealers  is 
made. 

In  this  list  of  reputable  an<l  well-evtahli-lied  real  estate  dealer- in 
the  city  the  firm  of  Idnyd  ('lark-on  \-  Son,  oi  X,,-,,  4,,  and  42 
Broadway  will  by  connuon  con-rnt  take  a  ].roiiinunt  ])lace.  It 
was  established  nearly  thirty  year-  a.^^o  b_\  Mr.  Idoyd  (.  lark-on,  the 
father  of  the  present  niana.i^er  of  the  business,  who  had  tor  -e\  eral 
years  been  connected  with  Xew  ^'ork  reali\  matter,-.  That  Mr. 
Clarkson  was  an  energ-etic  -tudeiit  of  \  alue-  and  a  coni])etent  iud,<;e 
of  the  trend  of  real  estate  nio\enu  iit-  \\a-  ])roved  conclusi\el\-  by 
the  success  which  attended  hi-  eti'ort-  i)articidarl\  a.-  a  broker.  The 
properties  in  which  he  had  ti.L;"ured  a-  the  niediiun  of  the  transac- 
tion soon  \\'ere  entruste(l  to  his  care  and  manai_;\-ineiU  \)\  his  clients. 
In  the  course  of  time  hi-  at;ency  bu-ine--  ,i;"re\\  e.\ten-i\  el\  as  a  re- 
sult of  his  -ucce-sfid  oi)eration-,  and  hi-  clientele  beconnuL;-  laro-er, 
his  brokerage  and  a^encx  busine--  became  1  me  of  the  liiremo.-t  in 
the  city. 

In  1894,  Mr.  Clarkson  died,  and  the  management  of  his  extensive 
business  fell  to  his  son,  John  \'.  P..  ClarksiMi.  He  was  in  every  way 
a  capable  and  competent  succe--or.  lie  \\a-  familiar  with  the  de- 
tails of  his  father's  business  and  enjoyed  his  confidence,  for  he  had 
been  associated  with  him  for  ten  \  ear-.  The  bu-ine--  \\a-  therefore 
one  which  he  could  successfully  manage,  lie  at  once  infuseil  new 
energv  into  it;  he  began  to  enlarge  the  held  of  his  oi)erations  as  a 
broker,  and  extend  the  scoi)e  of  the  agenc\  dei)artment.  He  now 
operates  over  the  whole  of  Manhattan  1-land.  while  his  agency 
department  embraces  the  management  of  all  classes  of  residential, 
mercantile  and  storage  i)ro])ert\-.  He  is  mi(|Uestionably  one  of  the 
most  energetic  real  estate  brokers  in  the  realt_\  arena.  To  hi-  credit, 
it  mav  be  said.  ]\Ir.  (^darkson  has  alwa_\s  the  interests  of  his  clients 
uppermost  in  hi-  mind  in  all  his  transactions.  He  makes  loans  on 
bond  and  mortgage,  and  is  a  successful  agent  of  insurance,  both 
fire  and  life.  He  is  a  meml:)er  of  the  Xew  York  Board  of  Trade, 
and  is  a  director  of  the  Riverside  Bank.  The  ofifice  is  at  Xos,  40-42 
Broadway. 

Wm.  Cruikshank's  Sons. 

The  name  of  Cruikshank  has  been  prominently  connected  with 
the  realtv  interests  of  X'ew  York  for  nearly  three-quarters  of  a 
centurw  The  firms  bearing  that  name  have  always  represented 
the  best  elements  of  the  realty  business  in  this  city,  and  the  subjects 
of  our  sketch,  \\m.  Cruikshank's  Sons,  continue  to  maintain  the 


•74 


./   niSTORV  Oh'  RRAI.  IlSTATIi. 


consLTvativr  and  Iiii^lily  ri-])nlal)lr  l)UsiiK-ss  standing'  cliaractcristic 
of  tlu'  firm.  Tlu'  hu^inc-ss  wliicli  tlirx  niaiia,L;c  is  one  of  the  first  in 
the  ritw  and  the  ])ro|)cTties  nnder  their  eare  lielon--  to  weaUliy 
Anieriean  fannhe>.  d  lu-  estates  and  fund>  ,i^i\H-n  to  their  care  have 
])ro(hieeil  hest  ])ossil)le  rc'snU^,  te,stif\ iti.L;-  in  a  de.i^ree  to  the 

stability  of  the  lirni  and  its  methods  of  hnsiness. 

d  he  l.nnider  of  tlie  linn  was  Air.  Wilhaiii  Cruikshank,  father  of 
Wilhani  M.  Cruik.shank  and  h'.dward  A.  Crnikshank.  the  i)resent 
nieinl)ers  of  the  tirni.  \\c  entered  the  otViee  of  James  I'rnikshank, 
his  miele,  in  1.S33,  and  heeame  associated  with  him  as  liis  iiartner. 
At  that  lime  the  real  estate  lirm  of  Cruikshank  was  very  prominent 
in  realt\'  transactions  in  Xew  N'ork.  and  had  been  for  many  years 
])re\-iousl\-.  Sliortlx  after  the  partnershi])  of  William  and  James 
C  rniksliank,  the  latter's  son.  |{.  A.  Cruikshank,  entered  tlie  l.usi- 
ness.  and  the  hrm  snl)se(|uently  ])ecame  Wm.  iv  !•'.  A.  Cruikshank 
It  was  known  1)\  this  name  for  ten  years,  wlien  in  iX/f)  the  jjartner- 
ship  was  dissolved,  Mr.  W  illiam  Cruikshank  continnin.^'  the  man- 
a.i;ement  of  the  husiness  until  his  death  in  i.Si^.  dhe  care  of  the 
l.nsiness  fell  to  his  son  William  M.,  who  has  studied  Xew  N'ork 
realt\-  in  his  father's  office,  and  was  in  every  \\a\  a  coiupetent  suc- 
cessor, hi  iX(j4,  on  the  father's  death,  a  |)artnershi])  was  foriued  be- 
tween W  illiam  .M .  and  his  brother  iulward  .\.  Cruikshank,  and  the 
name  of  the  firm  was  changed  to  W'm.  Cruikshank's  Sons. 

The  business  consists  luainly  of  the  luana^ement  of  estates  and 
in  this  respect  is  amons^-  the  first  in  .\ew  \'ork  ;  it  consists  of  the  en- 
tire nianagemen  of  mercantile  bnildiiy^s  and  dwellings  owned  h\ 
wealtin  .\merican  families  at  liome  and  abroad.  The  managanient  of 
personal  ])ro])erl\  consists  of  investments  in  Ijonds,  iuortg:ages  and 
reputable  stocks  for  their  clientele.  The  present  tinu  is  thoroui.^-lily 
familiar  with  realt}'  values  in  all  parts  of  the  cit\'  and  arc  meiubers 
of  the  Real  Estate  Kxchanj^e.  W  hile  the  ])olie\-  of  the  firm  is  con- 
servative, as  behooves  a  well-established  house,  yet  it  keeps  wc-ll  in 
touch  with  various  realt\  luovemeiUs  in  the  cit\.  d'he  late  .Mr. 
William  Cruikshank  was  one  of  the  trustees  of  the  e-tate  of. 
William  .\stor  ami  was  ver\-  i)rominent  in  .Xew  \'ork  reaUw  circles. 
The  t^rm'^  addre-  i>  Xo.  51  Liberty  street. 

John  F.  Doyle  &  Sons. 

A.mou-  the  111  \  1-  re.d  estate  firms  in  this  cit\  is  that  of  John  V . 
Doyle  .X  Son^.  JmIhi  I  '.  I  )o\ le.  llie  senior  luciubu"  ami  foimder  of 
the  firm,  in  his  v,,uu-er  d,a\s  studud  law  and  was  admitted  to  the 
bar  in  1862.  Mr  was  then  in  the  ofhce  of  .Mexaudcr  Hamilton,  the 
grandson  of  the  tir-^l  .^t  cretarx  of  the  d'rcasurx .  the  firm  bein.q- 
Hamilton,  l\i\e~^  X  l\..-i  rs.  I  lii'>  firm  was  lart^ely  interested  in  the 
maiia,^emenl  of  e^i.-ites  which  e\entually  came  to  the  hands  of  .Mr. 
Dovie  as  a-eiit  and  huall.\  induced  him  to  abandon  law  and  take 
up  the  business  of  rival  estate,  ddie  t'states  which  fell  into  his  hands 
to  luaiia.ge  at  that  time  embraced  amon.s^-  others  the  estates  of  James 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


'75 


M.  I'endleton,  Nathaniel  I'endkton  i\o,i;\T>,  l''ranci>  R.  Kivcs,  Ak'x- 
ander  Hamilton,  (leors^e  L.  Sclunk-r,  John  l'\nc  Marcli,  Harriet  L. 
Schuyler  and  .Mor<ran  L.  Li vin-^tMn",  i.^Umu^.I  L-iler  l,y  those  of 
William  II.  .\h.rri>,  Au-uMu^  .\\\\I,..ld  Mom-,,  jame>  \\.  Jones, 
John  Steward.  Jr.,  Ivisal  I'hd].-..  .Mr-.  M.xaii.ler  Hamilton  and 
others,  tod  mnner(in>  fur  nientinn  in  (k-tail.  and  it  is  a  si.^"nificant 
fact  that  the  hnsiness  connectinns  thus  lMrme(l  in  the  earlier  days  are 
intact  and  endure  to  the  ])re-ent  time. 

Although  ^Ir.  Doyle  has  heen  larL^el}  interested  in  the  manage- 
ment of  estates,  he  has  not  cunlined  himself  tu  that  sprcialtx  .  The 
purchasing  and  selling  of  ] )r( i] )erties,  appraising,  insurance,  i)lacing 
of  monies  on  hond  and  mortgage,  and  all  other  matters  connected 
with  real  estate  have  s])ecial  attention.  .Some  large  and  important 
sales  have  been  nuule  l)\  him,  notahlx  the  .sale  to  John  Jacol)  Astor 
of  130  acres  of  lots  in  the  J.^d  W  ard,  a  part  n\  the  estate  of  Wm.  H. 
.Morris,  the  s;ik-  of  tlu-  ])resenl  site  of  the  ("okunbia  Iknlding  ;it  the 
corner  of  I'.roadwax  and  .Morris  street,  the  hlock  front  cmlnacing 
Xo.  S  W  ashington' place,  an.l  Xos.  13  to  W  est  l  om  ili  .treet, 
millions  of  dollars  worth  of  lots  in  the  i()th  War.l.  ;md  the  -reat 
sale  of  Gowanus  l'.a\.  South  i:ro,,klvn.  lots  in  which  it  is  said  he 
received  one  of  the  largest  commis>i(ins  r\  cr  i);iid  to  ;i  kroker. 

The  clientele  of  .Mr.  l)o_\le's  offnT  ma\  l)e  s.nd  to  1,,-  uni(|ue  in 
this  respect:  viz.,  that  it  is  coinposi'd  cMuirek  of  old  historical 
names:  the  names  of  families  iikntifn-d  with  the  cark  histoiw  of  the 
Nation,  State  and  City,  including  several  descendaiUs  of  tlie  .Signers 
of  the  Heclaratioii  of  Independence. 

The  tirm  consists  of  John  F.  Doyle,  his  sons.  C  olonel  [olni  1-k 
Doyle,  Jr.,  and  .\lfred  k.  I  )ovle,  and  their  offices  are  at  .\o.  43 
William  street,  in  the  kuilding  of  the  Liverpool  and  London  and 
(dobe  Insurance  C'om])any,  whose  real  estate  and  mortgage  in- 
vestments are  managed  by  them. 

Horace  S.  Ely  &  Co. 

There  is  no  more  substantial  or  i)r()minent  real  estate  firm  in  New 
York  than  that  of  Horace  S.  kdv  X-  Co.,  ,,1  Xo.  64  Lcdar  street  and 
27  West  _V'tli  street.  'Idu'  firm  eiijoxs  a  rei)Utation  of  !)eing  conserva- 
tive \et  i)rogressive,  wliile  its  kirsiness  status  is  not  surpassed  ky  any 
realty  firm  in  the  city.  It  rei)resents  the  kest  elenu'ul.-  of  tlie  trade,  and 
numker  among  its  clients  nian_\-  of  ike  wealtkx  .\inerican  families 
at  home  and  akroad.  Tlie  ])roperties  managed  k\  tlie  firm  consist 
of  every  form  of  realty  and  are  located  in  all  parts  of  tke  cit  \  . 

This  firm  has  been  connected  with  the  real  estate  trade  in  .Xew 
York  for  the  past  fifty  years.  The  founder  of  the  kusiness  was  Mr. 
Abner  L.  Elv,  the  uncle  of  the  present  senior  member  of  the  firm. 
It  is,  therefore,  one  of  the  oldest  real  estate  firms  in  the  city,  and 
during  its  long  career  it  has  been  prominent  in  the  various  move- 
ments which  have  resulted  in  the  development  of  the  city.  In  1871 


1/6 


A  HISTORY  OF  REAL  ESTATE, 


Mr.  Horaci'  S.  I'.Iv  s,u-cc-i'(K-<l  liis  imdv.  wli..  died  in  that  year.  He 
had  been  cimiHTtcd  with  ihr  otVu-i-  for  somv  years  j)r(.'vi(iiis  to  his 
i:nc\v's  death  and  he  Mu-cevslidlv  carried  mi  the  business,  whicli  was 
thin  one  ol  the  hir.i^est  in  .\e\\  \i>r]<.  until  i(Si;4,  when  lie  admitted 
into  parliu'rshi])  .Mr.  .\h'red  h'..  .Marhni^.  Air.  MarHiii;-  liad  been 
cl()sel\  identihed  with  the  (iffice  for  upwards  of  twenty  years  and 
was  ihnri  uiiL^hl  V  faniihar  with  the-  linn's  methods  of  I)nsiness.  On 
liis  admission  tn  tlie  hrm  tlie  name  was  ehaiii^ed  to  that  of  Horace 
S.  I'dy       (        the  ]. resent  title. 

The  htisiiu  i)f  the  tirm  ei  insists  maiiil}'  of  the  maiiai^ement  of 
estates;  this  einhraees  the  reiitini;  and  care  of  stores,  oHices,  ware- 
houses, piers,  dwellings,  factories,  a|iartnieiits,  storage  houses  and 
various  kinds  of  business  and  residential  ])roperties.  These  proper- 
ties, as  has  been  said,  are  located  in  different  sections  of  the  city; 
it  ma\  be  added  there  is  scarcely  a  street  or  avenue  in  the  entire 
cit\-  in  which  there  is  not  some  projierty  managed  ])\  Horace  S. 
Ely  lo.  The  estates  are  owned  by  wealthy  Xew  York  families 
or  are  managed  for  trust  conijianies  and  other  financial  institutions. 
In  conjunction  with  architects  the  firm  has  su|)ervised  the  erection 
of  buildings  for  their  clients.  Many  of  these  Iniildings  are  among 
the  more  prominent  in  the  city,  ."^oiiie  of  them  are  the  Prescott 
Building,  John  and  Nassau  streets;  (  libbes  Ihiilding,  West  Broad- 
way and  ]\Jurray  street;  W'ilks  I'.uilding,  I'.road  and  Wall  street; 
Presbyterian  Building,  Fifth  avenue  and  joth  street  ;  Mohawk  Build- 
ing, Fifth  avenue  and  21st  street;  I'-ancruft  Muilding,  Xos.  3,  5  and 
7  West  2gth  street. 

Hoffman  Brothers. 

The  tendency  of  the  present  day  is  towards  specialization,  and 
this  is  as  true,  i)erliaps,  of  the  real  estate  business  as  of  anv  other. 
X(j  better  e.xaniiile  could  be  found  of  the  good  results  of  this  con- 
centration than  that  furnished  l)y  the  remarkable  success  of  HofT- 
man  Bros. 

From  18S1  to  18X4,  Mr.  l  liarles  V.  Hoffman,  jr.,  was  in  the  real 
estate  business  at  \o.  I'.roadway.     1  )uring  the  latter  year  he 

removed  to  Xo.  4  Warren  street,  the  present  address  of  the  firm,  and 
a  partnership  was  formed  with  his  brother,  Mr.  W.  M.  \'.  Hoff- 
man, the  style  becoming  Hoffman  Bros. 

The  new  firm  decided  that  in  a  city  so  large  as  Xew  York,  where 
conditions  and  values  were  constantly  changing,  it  were  more  ad- 
visable that  thev  should  confine  themselves  to  one  localit\-.  Con- 
secpu'iitlv.  thev  gave  their  attention  almost  exclusively  to  the  de- 
velopment of  downtown  property,  and  more  especially  that  lying 
along  I'.roadway,  so  far  north  as  14th  street.  From  1886  to  the 
present  dav,  with  occasional  exceptions,  thev  have  held  to  this  pur- 
pose. 

The  direct  results  of  this  decision  were  readily  apparent.  They 
became  intimately  acquainted  with  the  growth  and  value  of  realty 


BUILDING  AND  ARCHITECTURE  IX  XEIU  YORK.  177 

in  their  clKJsen  section.  Thw  liave  lieen  cldsely  in  toucli  with 
cverv  chani^f  in  concHtion  tliat  has  taken  jilace  ali)ni^  llroadway 
(hirini:^  the  last  twelve  or  thirie.'n  years.  At  tlie  same  time  the\ 
ha\-e  occasionally  dealt  in  other  than  downtown  propertv,  thouii'h 
thev  have  never  sonfjlit  trade  whicli  would  take  them  out  of  their 
district. 

lltjffman  llros.  have  undoubtedly  disposed  of  more  IJroadway 
propertv  than  anv  other  real  estate  firm  in  Xew  York.  To  the 
Weld  Estate  of  I'xiston.  alone,  thev  have  sold  l)U>iness  ])ro])erties  to 
the  amount  of  about  Si  1 ,000,000.  To  the  W  ard  l-~^tate  thc\  sold 
Xos.  707  and  709  Uroadwaw  and  for  them  .\os.  if)3  and  \t)j  on  the 
same  a\  emie.  .Another  lartje  transacticjn  was  the  sali-  of  the  projierty 
.\'()S.  (>22.  624  and  626  Urtjadway,  runnin,q-  through  to  Crosliy  street, 
for  about  $750,000.  In  i8()5,  they  sold  the  Hotel  Lo.^erot  at  h'ifth 
avenue  and  i8th  street,  for  nearly  $400,000  to  Mr.  .\.  I).  Tell.  The 
propertv  on  the  northeast  corner  of  liroome  and  .Mercer  streets 
was  disposed  of  for  $225,000,  and  that  on  the  northeast  corner  of 
I'.roadway  at  Howard  street,  for  $j(;(),o()():  tlie\  re>ol<l  it  for  the  buy- 
er witihu  a  week  for  $,^25, 000.  Tliere  nuL^'lu  l)e  made  mention  of 
other  disposals  of  jirojx. rt_\-  on  an  enormous  ^cale.  lar-e  even  for  a 
firm  makinc,'-  sales  of  such  size  as  tliose  of  Hoffman  I'.ros. 

In  considerin.-:  the  fact  that  the  -ucce>s  -if  lloffiuan  llros.  has 
been  due  in  no  small  nieasin-e  to  tlu'ir  s]).'cializa;ion,the  fact  nuist  not 
be  overlooked  that  tlie\-  were,  in  a  sense,  i)ioneers.  Tlie  centre  of  the 
real  estate  business  had  been  for  \  ears  Pine  and  Libert \-  --treets.  con- 
secuiently,  their  move  to  Warren  ^{wvi  wa>  somewliat  m  the  nature 
of  an  experiment.  How  sticcessful  tins  e.\i).  rimcnt  proved  to  he  is 
now  a  matter  of  history. 

(  )win.i^  to  the  care  of  their  father's  estate  devolvin.!;-  ujion  them, 
on  the  1st  of  January,  1898.  this  firm  retired  from  the  brokerajje 
business,  but  has  continued  for  the  i)ur]Kjse  of  buviui;  and  sellino- 
on  its  own  account. 

S.  F.  Jayne  &  Co. 

Amonf^  the  well-known  real  estate  firms  operatin.e:  chiefi\-  on  the 
W  est  -Side  of  Manhattan  Island  there  is  none  so  well  and  favorably 
known  as  the  firm  of  S.  F.  I  avne  &  Co.  Kstablished  for  nianv  vears, 
its  reputation  for  reliability  has  s.;-rown  w  ith  the  jiro^iress  of  vears.  and 
from  confinin.c;  the  field  of  business  to  the  nei.i;hl >orliood  of  8th  ave- 
nue and  its  vicinity,  the  firm  now  successfully  operates  in  all  parts 
of  the  citv.  V.  Javne  &  Co.  are  the  successors  of  the  old  firm  of 
J.  &  W.  Denhaiu,  which  be^an  business  at  the  corner  of  8th  avenue 
and  i6th  street  in  1845:  in  1867  the  location  of  the  office  w  as  chanp^ed 
to  West  23r(l  street,  near  8th  avenue.  The  Denham  brothers  at  that 
time  hafl  succeeded  in  establishing-  the  most  extensive  business  in 
what  was  then  considered  an  uptown  district.  They  conducted  a 
business  in  w  hich  the  manas^ement  of  over  lOO  estates  was  involved. 


A  UISTORy  Ul-   REAL  ESTATE, 


and  in  aildition  hnilt  ihv  cnlire  front  of  8th  avenue,  on  the  east  side 
from  37th  >treet  to  i,i)ih  street.  It  was  in  their  oftiee  that  Air.  S. 
1'".  Jaync  learned  tlie  real  estate  business  as  a  clerk,  and  studied 
with  careful  scrutiny  the  uj)toun  movement  which  began  to  be  a 
marked  feature  in  the  days  of  his  apprenticeship.  After  a  few  years 
Mr.  Jayne  was  admitted  into  i)artnershi])  along  with  two  others, 
Messrs.  John  I).  W  alley  and  George  \\'.  Mercer,  and  after  the  death 
of  their  old  employers,  they  continued  to  transact  business  inider 
the  old  firm's  name.  In  1876  Mr.  Jayne  withdrew  and  o])ened  an 
ofifice  at  the  present  address.  No.  254  West  23d  street,  where  he  kei)t 
pace  with  the  marvellous  improvement  in  matters  appertaining  to 
real  estate.  In  1880  he  associated  himself  with  his  jiresent  partner, 
Mr.  Albert  M.  Cudner,  and  the  name  of  the  firm  changed  to  S.  I*". 
Jayne  &  Co.  They  have  made  their  old  ofifice  on  23rd  street,  which 
is  centrally  located  in  the  field  of  metropt^litan  real  estate,  their  main 
ofiice,  but  in  order  to  collect  rents  and  to  rent  the  houses  and  estates 
managed  'by  them  with  greater  convenience  they  have  established 
agencies  for  that  purpose  in  difTerent  parts  of  the  city. 

In  the  management  of  property  and  the  many  branches  of  real 
estate  brokerage  the  firm  has  been  greatly  successful.  Mr.  Jayne 
is  well  known  as  an  appraiser  of  New  York  real  estate.  He  is  a 
charter  member  of  the  Real  Estate  Exchange  and  Board  of  Brokers, 
in  both  of  which  his  partner,  Mr.  Cudner,  holds  membership.  He 
is  at  present  President  of  the  Real  Estate  Board  of  Brokers  of  New 
York  and  he  has  been  for  many  years  a  director  of  the  New  York 
County  National  Bank. 

J.  Edgar  Leaycraft. 

For  the  past  quarter  of  a  century  the  name  of  Mr.  J.  Edgar  Leay- 
craft, of  No.  1517  Broadway,  has  been  very  prominent  in  New 
York  real  estate  interests.  His  agency  business  is  one  of  the  largest 
in  the  city,  which,  considering  the  fact  that  Mr.  Leaycraft  succeeded 
no  one  in  business,  nor  was  he  connected  with  any  one  in  the  real 
estate  trade,  certainly  reflects  honor  upon  him  as  a  successful  real 
estate  dealer.  It  was  in  1872  when  Mr.  Leaycraft  opened  an  ofifice 
on  Eighth  avemie,  near  42d  street.  He  did  not  have  an  auspicious 
commencement  as  one  would  desire,  for  he  lacked  any  special 
experience  in  the  business,  and  he  did  not  possess  a  single  client 
at  the  outset.  He  was  energetic,  however,  and  gave  strict  at- 
tention to  his  business.  His  aim,  from  the  beginning,  was  to  build 
up  a  settled  business  in  which  the  renting,  collecting  of  rent  and 
management  of  estates  were  the  main  features.  He  also  gave  due 
attention  to  the  brokerage  department  in  which  the  knowledge  of 
values  entered.  According  to  the  records  of  building  improve- 
ments, the  district  between  34th  and  59th  streets  was  a  scene  of 
g-reat  activity  about  twenty-five  years  ago.  Mr.  Leaycraft  kept 
well  in  touch  with  the  various  movements,  and  as  he  possessed 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


179 


a  thorough  acquaintance  with  the  character  of  the  district  and  its 
suitabiHty  for  various  kinds  of  improvements,  his  advice  was  much 
sought  after  by  investors,  whom  he  afterwards  retained  as  his  cU- 
ents.  To-day  he  numbers  among  his  chents  the  largest  owners  and 
operators  in  that  section.  He  has  been  actively  identified  with  the 
West  Side,  and  associated  with  those  who  have  iielped  to  develop 
that  beautiful  section  of  the  city.  He  is  treasurer  of  the  West  End 
Association,  and  has  been  for  a  number  of  year>,  and  is  also  a  mem- 
ber of  the  Board  of  (iovernors  of  the  Colonial  C  lub,  and  treasurer 
of  the  same,  the  Colonial  Club  being  coni|)OM-(l  of  re^-idents  of  that 
particular  neighborhood. 

But  it  must  not  be  understood  that  Mr.  Leaycraft  has  confined  his 
operations  as  an  agent  or  broker  to  that,  the  central  district  of  New 
York.  Those  same  qualities  which  inspired  confidence  among  his 
clients  in  his  ability  as  a  real  estate  agent  brought  him  success  in 
other  parts  of  the  city.  The  properties  now  managed  by  him  are 
located  on  the  East  Side  and  West  Side,  from  the  Battery  to  Harlem, 
and  also  in  the  annexed  district. 

The  secret  of  J\Ir.  Leaycraft 's  success  exists  in  his  faculty  for  suc- 
cessfully transacting  his  clients'  real  estate  affairs  in  a  manner  that 
inspires  implicit  confidence  in  him.  That  he  has  never  violated  that 
confidence  can  readily  be  judged  by  his  continued  and  steadily  in- 
creasing success.  He  has  made  a  great  many  sales  and  has  placed 
a  great  amount  of  money  on  bond  and  mortgage.  He  has,  more- 
over, always  been  identified  in  any  movement  tending  to  the  ad- 
vancement of  realty  interests  in  New  York.  ]\Ir.  Leawraft  was  one 
of  the  earliest  subscribers  to  the  Real  Estate  Iixchange  ;  when  the 
Board  of  B.rokers  was  being  organized  as  a  separate  and  distinct 
class  of  realty  operators,  Mr.  Leaycraft  was  one  of  the  small  group 
who  advocated  its  establishment.  He  is  a  member  of  the  Board  of 
Directors  of  the  Real  Estate  Exchange,  and  is  also  treasurer  of  the 
same.  He  is  a  member  of  the  Real  Estate  Board  of  Brokers  and  of 
the  Chamber  of  Commerce,  New  York  Historical  Society,  the  Union 
League  Club  and  several  other  clubs.  The  Colonial  and  Republican 
clubs  and  the  West  End  Association  have  showed  their  apprecia- 
tion of  his  ability  as  a  business  man  by  electing  him  to  the  office  of 
treasurer.  He  is  a  trustee  of  the  hVanklin  Savings  Bank,  and  is 
chairman  of  its  Building  Connnittee. 

Cord  Meyer  &  Co. 

In  the  realty  business  in  New  York,  there  are  various  specialties 
which,  at  the  present  time  the  real  estate  broker  learns  to  master. 
The  general  real  estate  business  is  changing  somewdiat.  It  is  not  by 
any  means  followed  by  a  retinue  such  as  was  the  case  some  years 
ago.  The  tendency  toward  the  specialization  in  real  estate  shows  it- 
self particularly  in  the  case  of  Cord  Meyer  &  Co.,  of  No.  62  William 
street.  This  firm  has  given  the  development  of  Elmhurst,  L.  I.,  their 


l8o  A  JUS  TO  My  01'  RI-AL  ESTATE, 

special  attention,  ami  snhstantiatrd  it  hy  a  wide  kni iwledj^jc  of  <^cn- 
cral  realt\,  and  it  niav  1)e  truthtullv  remarked  that  thev  have  scored 
an  inKjnaiitied  snccess. 

l-dnihnrsi  has  been  made  one  of  onr  ])rettiest  and  most  suitable 
suburban  honie>.  It  is  practically  the  creation  of  .Mr.  I'ord  Mever, 
who  for  many  years  has  bc-en  one  of  the  leaders  in  the  deve]o])ment 
of  Long  Island.  W  nh  practical  foresi.^ht,  .Mr.  .Me\er  ])erceived  the 
natural  advantaj^es  both  of  its  location  and  ])ro.\imit\  to  .\e\v  ^'ork, 
and  for  these  reasons  concluded  it  would  jjrove  an  admirable  loca- 
tion for  the  homes  of  business  and  professional  men  within  easy 
communication  of  their  ofifices.  Four  years  ago  .Mr.  Cord  .Mever 
purchased  an  immense  tract  of  land,  somewhat  north  and  ailjacent  U) 
the  old  settlement  of  Newtown.  There  were  in  all  over  1,700  lots  in 
the  ])urchase  when  the  survey  was  made.  To  the  development  of  this 
])ropert\'  the  energies  of  Cord  .Meyer  iK;  Co.  have  since  been  directed. 
It  was  laid  out  in  the  most  advantageous  manner,  the  streets  graded, 
gas  introduced,  water  mains  laid  and  a  water  com])any  formed.  The 
roads  are  macadamized  and  the  sidewalks  ])ave(l;  Cord  Alcycr  &  Co. 
succeeded  in  ])lacing  on  the  market  suljurban  lots  compared  witi: 
which  none  were  better.  The  com])any  jjromptly  set  about  the  erec- 
tion of  modern  dwellings,  of  which  they  have  already  erected  two 
hundred,  every  one  of  which  presents  a  difYerent  ajjpearance.  This 
was  done  to  prevent  that  sameness  in  dw  ellings  w  liich  is  so  unpleas- 
ant in  some  suburban  settlements. 

Cord  Meyer  &  Co.  have  made  it  a  special  feature  in  the  develop- 
ment of  I'dndnu-st  that  there  shall  be  no  speculative  building,  neither 
shall  the\  sell  lots  to  persons  unless  a  guarantee  is  given  that  the 
pr(.)])erty  will  be  im[)roved  at  once. 

Klmhurst  is  three  nnles  from  34th  ."street  b'erry  and  can  be  reached 
by  two  trolley  systems  and  by  the  L.  1.  Railroad.  The  City  Hall  can 
be  reached  from  Elndiurst  in  a  ride  of  forty  minutes. 

In  addition  to  this  they  have  1,000  lots  at  North  \\'oodside,  at 
prices  from  $350  and  u])ward. 

Porter  &  Co. 

The  real  estate  firm  of  Torter  ».\:  I'o.,  of  Xo.  159  West  125th 
street,  is  probably  the  oldest  and  best  known  real  estate  firm  op- 
erating in  Harlem.  (  )rganized  in  by  .Mr.  David  V.  Porter, 
with  an  office  at  the  corner  of  Third  avenue  and  \22d  street,  the 
business  has  been  ])roniinentl  \  identified  with  realt\'  move- 
ments in  Harlem  u])  to  the  ])re.sent  time.  It  can  be  readily 
understood  that  .Mr.  I'orter,  the  founder  of  the  firm,  was  a 
pioneer  real  estate  man  in  that  vicinity  at  the  time  he  conmienced 
business.  Harlem  was  dotted  here  and  there  with  small  dwellings, 
and  the  ])ro\  erbial  1  larlem  goat  was  in  evidence  evervwhere.  Mad- 
ison avenue  was  built  u]),  interspersed,  however,  with  manv  vacant 
lots,  as  far  as  82(1  street,  but  there  was  not  the  slightest  inkling  of 


BUILDING  AND  ARCHITECTURE  IN  NEIV  YORK.  i8l 


what  the  future  had  iu  store  for  that  locaHty,  around  which  Mr.  Por- 
ter was  beg-inning  to  operate.  In  1875  'i^^  moved  to  what  was  then 
a  more  central  location,  and  what  it  has  still  remained,  the  corner  of 
Third  avenue  and  125th  street.  The  realty  movement  in  Harlem 
was  beginning  to  take  definite  shape,  and  Mr.  Porter  was  foremost 
among  those  who  were  directing  tlie  tendencies  of  the  investors. 
The  great  thoroughfare  of  Harlem,  125th  street,  had  begun  to  as- 
sume a  commercial  aspect  and  was  stretching  itself  westward.  Again 
Mr.  Porter  moved  his  office,  to  Xo.  173  l-"ast  125th  street,  and  again, 
to  No.  77  East  125th  street.  In  1877  Mr.  Porter  associated  with 
himself  John  W'.Leggett,  and  the  firm's  name  was  changed  to  Porter 
&  Co.,  under  which  name  it  still  exists.  'I'he  tendency  westward 
became  so  marked  that  in  the  Dtfices  were  again  moved,  this 

time  across  Fifth  avenue  into  the  W  est  .Side,  where  they  have  since 
remained.  In  1887  Mr.  Leggett  died,  leaving  the  entire  charge  of 
their  large  business  to  Mr,  Porter.  l"or  tlie  jjast  ten  years  he  gave 
CGnsidera])le  attention  to  the  management  of  estates,  and  this  ])rancli 
of  the  business  had  assumed  sucli  large  proportions  that  the  broker- 
age business  which  characterized  Iiis  early  career  was  in  a  measure 
oversha(l(Jwe(l.  lie  had  as.sunied  control  of  a  large  number  of 
estates,  many  of  the  owners  of  which  were  his  friends  lor  whom  he 
had  procured  profitable  investments.  The  man;igement  of  estates 
had  sought  him  as  their  manager  because  of  his  reputation,  Xo  one 
stood  higher  in  the  estimation  of  tlie  l)usiness  men  and  investors  of 
Harlem  than  David  I",  i'orter,  lie  was  president  of  the  Hamilton 
Bank  of  New  N'ork  City  for  man\  xcars,  and  was  twice  elected 
Presidential  elector.  He  died  in  (  )ctober,  1<S(^7.  His  son.  Mr. 
Charles  F.  Porter,  has  taken  the  business  under  his  management, 
and  associated  with  him  as  his  |)artner  is  Mr.  Cleorge  W.  .Short. 
Both  are  young  men,  the\-  having  been  associated  with  .Mr,  i'orter 
for  man\  \ears.  and  are  ex|)erience(l  in  realt\'  affairs,  Thev  will 
pursue  the  methods  adopted  b\  the  founder  of  the  firm  in  regard  to 
their  agencx'  dei)artment.  and  have  also  entered  the  brokerage  busi- 
ness to  a  greater  extent  than  formerly.  They  are  familiar  with  realty 
values,  and  ])ossessing  a  clientele  of  the  best  and  most  desirable 
class  of  investors  there  is  no  (|uestion  biu  that  the  records  of  sales 
will  show  the  firm  of  Porter  &  Co,  to  be  as  i)otenl  a  factor  in  Harlem 
realty  circles  as  was  the  case  some  years  ago  when  David  !•",  Porter 
was  practically  without  com]H'tition. 

Francis  T.  Underhill. 

The  ranks  of  real  estate  dealers  are  being  recruited  to-day  from  a 
class  of  men  who  either  cnvn  considerable  realty  themselves  or  else 
enjoy  the  confidence  of  property  owners.  The  reason  for  this  is  aj)- 
parent  when  one  considers  the  enormous  rentals  to  be  collected  and 
the  great  interests  at  stake.  The  immense  trusts  now  reposed  upon 
real  estate  brokers  have  called  into  the  i)rofession  men  of  the  highest 


A  HISTORY  Of  REAL  ESTATE, 


standing-.  Wlicn,  tlicrch irf,  a  man  tntiTN  tlu'  realty  arena  cnjciyins^ 
an  extensive  ac(|uaintanre  ot  investnr^  and  tlid^e  wIid  are  interested 
in  inaintainiiii;-  \\\v  Wtvk  real  estate.  >nch  a  ])ers(in  lidlds  a  distinct 
advanta,L;e  and  jxissesses  many  of  the  c|ualificati()ns  necessary  to  a 
successful  career. 

Amoni;  the  new  hrms  which  have  s])rnn.i;-  into  ])n)minence  dur- 
in<j  the  last  few  vears  is  that  <.f  I'rancis  T.  rnderhill.  Mr.  I'ndcr- 
liill  entered  the  realty  arena  enjf)\in,<;-  many  of  the  advanta.i^es  to 
which  we  have  alluded.  A  man  of  leisure  previous  to  his  entry,  two 
years  aj^o,  he  became  a  real  estate  broker  to  better  mana.^e  his  own 
propertv  and  at  the  .same  time  cnlarg-iufT^  the  sco])e  of  business  to 
manage  the  estates  of  his  friends.  .\t  the  ])resent  time  Mr.  L'n- 
derhill  makes  a  specialt\-  nf  downtown  business  proi)erty.  loca- 
ted below  Canal  street.  He  does  not,  however,  confine  his  opera- 
tions as  a  broker  or  agent  in  that  district  exclusively,  as  the  records 
show  that  he  has  been  prominent  in  high-class  realty  movements  in 
the  residential  sections  of  the  city.  A  se])arate  feature  of  }klr.  L'n- 
derhill's  business  is  out  of  town  ])ro])ert\.  He  holds  ]irol)ablv  a 
larger  list  of  Long  Island  cottages  for  his  clients  than  any  of  his 
com]H'tit(  )rs. 

]\lr.  rnderhill's  clientele  embraces  a  substantial  class  of  private 
investors,  and  his  brokerage  business  is  one  of  the  best  in  the  down- 
town districts.  He  has  devised  for  his  office  one  of  the  most  com- 
plete systems  of  records  that  have  yet  been  tried.  It  is  exhaustive 
and  accurate,  and  in  a  few  years  will  be  invaluable.  .-Xs  a  student  of 
realty  values  in  every  section  of  the  city  Mr.  I'nderhill  has  no  supe- 
rior; he  is  now  a  competent  judge  of  |)ro])erties  located  from  the 
Battery  to  Harlem.    His  arldress  is  Xo.  y  I'ine  street. 

C.  G.  A.  Brosien. 

C.  ij.  A.  Brosien,  of  Xo.  144  St.  Xicholas  avenue,  corner  117th 
street,  is  one  of  Xew  York's  oldest  real  estate  dealers.  He  has  been 
identified  with  realty  interests  in  this  city  for  the  past  twenty-seven 
years,  and  has  acted  in  the  capacities  of  broker  and  agent.  His  field 
of  operations  has,  to  a  great  extent,  been  located  at  the  upper  West 
Side,  from  iioth  street  northward.  Mr.  Brosien  is  a  careful  student 
of  realty  values,  and  is  familiar  with  all  the  investors  and  builders  in 
his  locality.  Besides  the  general  real  estate  business,  he  also  nego- 
tiates loans  and  manages  an  insurance  business. 

When  Mr.  Brosien  first  entered  Nev.-  York's  realty  circles  as  a 
broker  and  agent,  the  field  in  which  he  now  o]ierates  so  extensively 
and  successfully  was  covered  here  and  there  with  s(|uatters'  shanties, 
and  the  elevated  railroads  had  not  begun  to  carry  settlements  along 
their  route.  In  the  early  ])art  of  his  career,  however,  he  operated 
downtown,  but  kept  intimatelv  in  touch  with  the  various  movements 
which  less  than  a  decade  ago  became  so  pronounced.  By  possessing 
an  accurate  knowledge  of  the  possibility  of  future  development  of  the 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  183 


pr()i)crties  of  wliich  he  secured  control,  lie  was  much  sought  after 
hy  builders  and  investors  who  relied  implicitly  on  his  judgment.  His 
transactions  as  a  broker  have  been  fraught  with  an  unusual  amount 
of  success  during  his  whole  career,  due  no  (loul)t  to  his  thorough 
knowledge  of  realty  values  and  his  excellent  executive  abilities. 

As  an  agent  ]\Ir.  P)rosien  has  been  no  less  successful.  The  prop- 
erties under  liis  charge  belong  luainly  to  clients  who  have  pur- 
chased, sold  and  dealt  thmugh  him  as  a  broker  in  all  their  real 
estate  affairs.  Their  interests  have  always  been  carefully  guarded  by 
him.  It  may  be  added  that  Air.  Brosien  has  been  fre(|uently  called 
to  act  as  appraiser. 

P.  C  Eckhardt. 

There  is  a  class  of  real  estate  men  who  are  as  much  a  necessity  to 
a  community  as  is  the  medical  practitioner.  They  have  studied  the 
value  of  realtv  in  all  its  circumstances  and  positions  and  stand  ready 
to  assist  the  investor.  Such  real  estate  dealers  are  a  boon  to  a  com- 
munitv.  They  have  assisted  ratlier  than  determined  the  march  of 
improvements.    Tlie\-.  as  a  result,  have  been  always  successful. 

Xo  one  would  (|uestinn  the  riglit  of  i)lacing  the  firm  of  P.  C.  Eck- 
hardt in  this  category.  The  records  of  his  career  as  a  real  estate 
agent  and  broker  show  that  he  imdeiiiably  belongs  there.  In  1858 
he  established  his  business  which  for  a  few  years  consisted  in  the 
collection  of  rents,  tlie  nianagement  of  estates  and  renting,  lie  en- 
tered the  brokerage  field  soon  after  in  the  locality  in  wlucli  his  office 
was  situated.  His  knowledge  of  realt\-  values  became  so  i)recise, 
his  judgments  so  accurate  and  the  business  nianagement  so  careful 
and  full  of  tact  that  his  success  was  soon  a  ])ronounced  feature. 
"Xothing  succeeds  like  success"  the  adage  runs,  and  it  held  true  in 
Air.  lu-khar(lt"s  case,  lie  extended  the  held  of  his  (;)])erations  both 
as  a  broker  and  agent  until  it  now  covers  Manhattan  Island. 
Throughout  his  career  he  pursued  the  course  (~)f  treating  his  custom- 
ers in  matters  of  investment  as  he  would  treat  himself,  lie  gained 
their  confidence  and  kept  it  through  man\-  years.  His  clientele  em- 
braces men  who  have  grown  rich  under  his  fostering  advice. 

Air.  h'ckhardt  also  ojjerates  on  his  own  account.  He  has  fre- 
cjuently  rebuilt  houses  and  tlien  resold:  lie  has  built  several  flat 
houses  in  desirable  residential  localities.  .Mr.  I'Lckhardt  has  acted  in 
tlu  ca])acity  of  a])])raiser  in  various  parts  of  the  cit\-  for  private  in- 
dividuals, institutions  and  civic  authorities.  He  is  ;issi>te(l  in  tlie 
management  of  his  business  by  his  son.  His  address  is  (»^_:;  .Xintli 
avenue. 

Ferdinand  Fish. 

Ferdinand  Fish  began  his  business  career  as  a  real  estate  agent 
in  Plainfield,  \.  J.,  in  1870.  In  1872  he  opened  an  office  in  New 
York,  at  Xo.  160  liroadway.  In  1873  went  into  the  office  of  the 
late  James  AI.  Tavlor,  at  Xo.  \  h  Pine  street,  continuing  with  him 
until  the  death  of  Air.  Taylor  in  1882,  when  he  succeeded  to  the 


i84 


//  HISTORY  OF  REAL  ESTATE, 


Ixisincss.  He  huilt  uj)  a  lar,i;r  htisiiK'ss  in  tlic  rcntin.t;'  and  niaii- 
a.L^ciiUMit  lit  |)ni])iTt\.    AiiKini;  the  iinialiK'  traiisacliim^  with  whicli 

I  11  1  lailw  a\ ,  to  the  Siii.i;er  Al anutacturini;  (  n.,  tor  $(^5(),()<)(),  which, 
at  814^.')-'  i)cT  foot,  wa.s  at  that  time  the  hi^he^t  price  ever  paid  for 
r.roadway  jiropert}  .  He  sohl  als,.  \"o>.  177  and  t7(;  llroadway.  and 
No.  10  C'orthan(h  street  to  the  I'auhhnt;-  estate,  and  Xo.  104  Broad- 
way to  the  American  Snretx  Co.  In  iS(;5  lie  (hspo^ed  df  the  rent- 
in;:^  and  cohection  l)ranch  of  his  hnsiness.  and  lia>  since  devoted  hi.^ 
time  more  i)articnhn-l\  In  ^elhn.i;-  real  e-tate.  In  addition,  he  carried 
on  a  lar.i^e  expert  hnsines^,  on  hehalf  of  the  L'nited  States  ( iovern- 
nunt.  tlu'  (  it)  of  Xew  \'ork,  Manhattan  I'devated  Railroad,  and  a 
number  of  corporations  and  e^tates.  lie  organized  several  corpora- 
tions, which  have  contributed  to  the  development  of  properties, 
amoni;-  which  is  the  W  ater  W  itch  C  lub,  in  the  highlands  of  Xave- 
sink,  X.  j..  which  ha>  l)een  \  er\  successful.  His  latest  undertaking 
is  the  ori^anization  of  the  .\areek  l'ountr\  Cdub,  which  has  ac- 
quired a  beautiful  lake  property  at  l'oni])lon.  X.  j.  His  name  also 
appears  as  one  of  the  directors  of  the  Realt\  I  )evelo|)in<4- 1  nvest- 
ment  Corporation,  recently  incor])orated.    His  address  is  150  liroad- 

F.  H.  Gunning. 

Mr.  1'".  H.  CnnniuL;'  is  an  eneri^'ctic  and  ])rominem  real  esta'O 
broker  and  a.qent,  with  offices  in  Xo.  41  luist  l'"ift\-ninth  street.  He 
makes  a  si)ecialty  of  h'asi  Side  residential  i)ro])ert\-  from  l"ort\- 
second  street  to  Xinety-si.xth  street,  between  l-'ifth  and  Le.xin.titon 
avenues.  In  that  locality  his  books  show  the  names  of  a  ver\  large 
nund)er  of  high  class  apartment  houses,  and  his  sales  as  a  broker 
entitle  him  to  be  i)lace(l  in  the  hig-hest  class  of  operators  in  that 
held.  .Mr.  (.unning  has  been  established  seven  vears,  and  during 
tiiat  time  the  records  of  realt_\  transactions  in  that  localit}',  of  which 
he  makes  a  s])ecialty,  show  him  to  be  |)rominentl\-  connected  with 
most  of  the  large  transactions.  This  fact  is  jjrobably  the  best  test  of 
a  bn  iki  i  's  efficiencN'. 

The  change  from  the  old  style  high-stocjp  house  to  the  .\merican 
basement  residence,  wliich  admits  of  a  more  liberal  treatment  1)\-  the 
architect,  has  in  a  great  measure  been  due  to  the  efforts  (jf  Mr, 
( iunning.  He  interested  his  clients  in  the  advantages  the  .\merican 
basement  house  undoubtedlv  possesses  and  the  builders  and  archi- 
tects carried  out  the  wishes  of  his  clients.  Xot  only  in  the  res])ect 
luentioned  was  .Mr.  Ciunning's  intiuence  brought  to  bear,  but  he  was 
also  instrumental  in  influencing  merchant  builders  to  modernize  the 
old  style  bn.wnstone  houses  and  develop  the  section  in  which  he 
oj)eratt's  into  tlie  most  desirable  residential  section  1  if  the  citw  It 
is  a  well-know  n  fact  that  he  has  been  pre-eminentl\-  successful  in  the 
development  of  street  into  a  po])ular  and  modern  business, 

studio  and  office  section.  The  evidence  of  the  trtith  of  this  statement 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  185 


is  sufficient! V  amjilc  when  we  consider  the  class  of  l)uil(Hns;s  whicli 
are  under  his  management.  They  are  all  of  a  most  desirable  class 
and  stand  as  material  vouchers  to  his  energy  and  successful  termina- 
tion of  his  efYorts.  It  may  he  added  tliat  Mr.  Cunning  is  an  untir 
ing  worker  as  a  broker  and  agent.  His  client's  interots  are  always 
foremost  and  he  gives  his  jjersonal  attention  to  all  business  entrusted 
to  the  office. 

Tohn  R.  Hamilton. 

John  R.  Hamilton,  real  estate  broker,  belongs  to  the  careful  yet 
energetic  class  of  realty  dealers  who  contribute  regularly  a  large 
quota  to  the  sales,  transfers  and  exchanges  of  the  week.  Mr.  Ham- 
ilton is  a  re])resentative  .\ew  ^'ork  broker,  who  is  familiar  with 
realty  values  in  the  sections  in  w  hich  he  operates,  and  stands  at  any 
time  ready  and  competent  to  judge  the  values  of  properties  which 
may  come  under  discussion.  He  was  born  in  Xew  York.  For  the 
first  few  years  Mr.  Hamilton  jjaid  ])articular  attention  to  loans  on 
bond  and  mortgage,  and  while  engaged  in  this  branch  of  the  busi- 
ness lie  became  familiar  with  .\"e\\  \'ork  rcalt\'  values.  .\s  a  rule 
Mr.  I  iamilton  confines  his  1  )])erati(  ms  in  that  secti(  )n  ( if  the  city  north 
of  14th  street  in  the  residential  and  conunercial  distri.  :-.  In  iX(j5 
he  changed  h'\>  polic\-  soniewliat,  and  added  to  the  loan  departnient 
a  genera]  real  estate  brokerage.  In  this  capacitx  .Mr.  Ilannlton  has 
met  with  the  steady  success  which  lias  characterized  hi>  move- 
ments in  the  realty  arena  since  he  first  ])ecame  connected  with  that 
business.  Mr.  Hamilton  indulges  in  no  |)olicy  of  misrepresentation 
or  exaggeration  of  fact.  His  clientele  end)races  a  cla.ss  of  investors 
who  repose  the  utmost  confidence  in  liim  as  their  liroker  and  agent. 
His  address  is  Xo.  206  IJroadway.  "k'Nening  Post"  iluilding. 

Charles  Martin. 

The  u]»]»er  ])ortion  of  the  Twentieth  Ward  and  the  lower  portion  of 
Twenty-second  Ward  have  not  to  any  great  extent  been  the  centre  of 
realty  movements  in  the  past  decade.  Brokers  and  operators  as  a 
rule  did  not  make  fhat  portion  of  the  city  the  scene  of  their  operation 
on  that  account.  Nevertheless  there  have  grown  up  in  that  locality 
several  substantial  real  estate  firms,  among  which  is  the  firm  of 
Charles  Martin,  whose  office  is  located  in  Xo.  627  .Xinth  avenue. 
Mr.  Martin  established  himself  in  the  real  estate  business  in  May, 
1889.  in  Xo.  401  West  48th  street.  He  had  at  the  time  very  little 
experience  in  general  realty,  but  in  a  j^ractical  way  began  to  study 
the  general  features  of  the  business.  He  possessed  some  experience 
in  the  matter  of  collection  of  rents,  renting  and  the  management  of 
estates.  He  passed  from  those  rudiments  of  the  business  to  the  study 
of  comparative  values  c){  pro])erties  in  his  neighborhood.  His  suc- 
cess can  readil\-  be  i)ercci\-ed  when  it  is  learned  that  during  the  pa.st 


A  HISTORY  OF  REAL  ESTATE, 


three  \  tTirs  he  has  sold  more  realt\-  in  tlie  loeahty  in  wliieli  lie  oper- 
ates tlian  any  of  his  e()ni])etiti  irs. 

Mr.  Alartin  (ii)erales  to  a  ,L;real  extent  as  a  ])r()ker  in  the  Twenty- 
seccmd  W  ard.  .\s  an  a,i.;ent,  lie  niana^'es  estates,  rents  tenements, 
flats  and  husine>.s  properly,  collects  rents  on  the  West  .Side,  hetween 
I02(l  and  23d  streets.  His  snecess  can  he  attrihnted  to  a  careful 
study  of  the  l)nsiness  coinhined  with  careful  nianaL;'enient.  1die  ])uh- 
lic  learned  to  rel\-  on  him,  and  he  kept  their  confidences,  lie  is  now 
in  a  position  to  operate  on  his  own  aeccnmt.  In  connection  with  his 
realty  business  Mr.  Martin  also  manages  a  large  insurance  depart- 
ment. 


Charles  Griffith  Moses. 

One  of  the  youngest  and  most  enterprising  real  estate  firms  in 
tlie  city  is  that  of  Charles  Grififith  Moses  and  Eugene  S.  L.  Moses. 
While  operating  to  a  greater  extent  in  that  section  of  the  city  known 
as  Washington  Heights  and  its  vicinity  than  elsewhere,  the  firm  is 
also  very  much  in  evidence  in  downtow  n  realty  transactions.  To  keep 
better  in  touch  with  the  movements  in  both  sections  of  the  city,  the 
firm  has  two  offices,  one  in  Xo.  56  Liberty  street,  and  the  other,  the 
main  ofifice,  is  located  at  the  corner  of  157th  street  and  Amsterdam 
avenue.  Mr.  C.  G.  Moses,  the  senior  member  of  the  firm,  has  been 
connected  with  New  York  realty  matters  for  many  years,  but  it  was  in 
January,  1894,  he  opened  an  ofifice  and  commenced  operations  on 
his  own  account.  Seeing  the  great  opportunities  that  Washington 
Heights  offered  as  a  realty  arena,  Mr.  Moses  at  once  began  to  pay 
special  attention  to  realty  values  in  that  district.  It  is  well  known 
that  the  territory  referred  to  became  greatly  overcrowded  with  real 
estate  dealers,  and  the  successful  brokers  were  few.  The  status  of 
the  firm  of  Charles  (iriffith  Moses  at  the  present  time  may  be 
judged  readily  from  the  fact  that  to-day  the  firm  transacts  one  of 
the  best,  if  not  the  best,  real  estate  businesses  in  the  Washington 
Heights  district.  Roth  members  of  the  firm  are  recognized  expert 
appraisers  in  the  field  in  which  they  operate,  and  are  also  thor- 
oughly familiar  with  realty  values  throughout  New  York;  It  may 
be  added  that  one  of  the  most  familiar  names  appearing  in  the  rec- 
ords of  sales  and  realty  transactions  in  this  city  is  that  of  Charles 
Griffith  Moses. 


Allen  W.  Smith. 

Real  estate  merchants  or  brokers,  as  the  case  may  be,  find  that  in 
order  to  successfully  compete  in  the  realty  arena  of  this  city,  their 
preparatory  experience  must  not  be  obtained  after  they  have  opened 
an  ofifice  and  made  their  announcement.    If,  as  some  dealers  have 


BUILDING  AXD  ARCHITECTURE  IN  NEIU  YORK.  187 


found  to  their  sorrow,  they  attempt  to  estabhsli  a  business  on  such 
a  basis,  there  is  no  question  but  that  misfortune  will  soon  overtake 
them. 

We  refer  to  this  point  in  order  to  bring  forth  the  connection  of 
Mr.  Allen  W.  Smith,  of  No.  252  West  14th  street,  with  the  New 
York  real  estate  trade.  Mr.  Smith  has  but  recently  opened  an  office 
at  the  address  stated  for  the  transaction  of  real  estate  business  in  all 
its  branches,  1)uth  as  broker  and  agent.  He  will  also  manage, in  con- 
nection with  the  agency  business,  estates  that  have  been  under  his 
control  for  the  past  twenty  years.  Mr.  Smith  transacted  a  renting  bus- 
iness for  the  past  twenty-nine  years,  during  which  time  he  rented  from 
various  portions  of  the  Aster  estate's  entire  buildings,  and  subse- 
quently re-rented  them  under  his  management  and  full  control.  He 
has,  during  this  long  period,  acquired  a  full  knowledge  of  the  values 
of  realty,  and  is  capable  of  transacting  not  only  a  brokerage  busi- 
ness in  which  exact  values  of  properties  is  absolutely  necessary,  but 
is  also  able  to  appraise  realty,  particularly  on  the  West  Side,  from 
Barrow  street  to  72d  street.  Mr.  Smith  is  extremely  conscientious 
in  his  dealings,  and  his  future  as  a  real  estate  merchant  in  the  wider 
sphere  is  a  fixed  quantity. 

David  Stewart. 

The  peculiar  iieograjjliical  position  of  New  York  and  its  re- 
markable growth  have  combined  to  give  to  the  ui)i)er  portion  of  the 
city  during  the  last  few  years  a  wonderful  imi)etus.  What  is  com- 
monly known  as  the  Washington  Heights  comprises  that  section  of 
the  city  north  of  125th  street  and  west  oi  8th  avenue.  Here  are  being 
built  a  large  number  of  private  dwellings,  for  the  most  part  of  high 
grade,  and  also  some  apartment  houses.  This  is  but  a  beginning  to 
the  fulfillment  of  the  idea  that  this  locality  is  destined  ultimately  to 
become  a  great  residential  section.  New  York  has  been  driven 
gradually  northward  by  the  encroachment  of  business.  The  great 
West  Side  is  at  last  almost  entirelv  l)uilt  up,  and  notb.ing  remains  but 
to  take  up  the  march  still  farther  north.  It  is  obvious  that  W'ashing- 
ton  Heights  lies  directly  in  the  path  of  progress  and  must  be  the  first 
to  feel  the  effect  of  the  movement.  The  rivers  on  both  sides  of  Man- 
hattan Island  form  and  always  will  form,  to  some  extent,  a  barrier 
to  the  growth  of  the  city  on  their  other  shores  necessary  to  accom- 
modate the  increase  in  its  population  and  business.  There  is  only 
one  direction  in  which  this  growth  can  occur,  and  that  is  northward. 

David  Stewart  started  in  the  real  estate  business  on  Washington 
Heights  in  the  employ  of  Howard  G.  Badgley,  in  November,  1886. 
He  remained  in  charge  of  this  office  until  he  went  into  business  for 
himself  in  August,  1893.  Mr.  Stewart  became  intimately  acquainted 
with  Washington  Heights  property,  and,  as  the  especial  field  of  his 
labors  has  since  been  confined  to  this  section,  he  has  been  phenom- 


i88 


A  HISTORY  OF  REAL  ESTATE, 


cnall\  succrssful.  His  sak-.s  lia\c  far  cxccriK'd  those  of  any  other 
hrokcT  in  that  locahlv,  nimiin-  from  Si. 000,000  to  over  $2,000,000 
a  year.  Mr.  Stc-warl  doo  a  ,i^\-iu-ral  real  estate  business  throug-hout 
Manhattan  Ishimh 

Mr.  ."-^tcu  art's  office  is  at  .Xinsterdani  avenue,  corner  of  i55tli 
street,  and  203  I'.roa(h\ay,  Mail  and  Exi)ress  lUiilding. 

The  Wm.  S.  Anderson  Co. 

The  W  in.  S.  .Xnderson  Co.,  of  Xo.  1^54  Le.xin.^ton  avenue,  between 
6yth  and  joth  streets,  was  established  by  Mr.  .Vnderson  in 
1868,  as  a  firm  i>t  which  he  was  a  member.  In  iX(_)3  it  was 
incor])orated  as  a  com])any  with  Harold  1).  Keeler  Presi- 
dent; Wm.  .S.  .\nders(in,  \'ice- 1 'resident  and  Treasurer,  and  Charles 
11.  .Stocking-,  .Secretary.  The  com])any  has  inaui^urated  one  of  the 
Lest  systems  yet  m  vo;.iue  in  .\'ew  ^'ork  real  estate.  (  )n  the  princi- 
ple that  no  man  can  co\  er  the  Island  thoroughly  and  familiarize  him- 
self with  district  investors  and  conditions  thereof,  the  company 
opened  four  offices  in  as  many  sections  of  the  citv, managed  mem- 
bers of  the  comiiany  who  have  made  that  district  a  subject  of  close 
study.  As  agents  they  are  able  to  transfer  their  clients.  As  brokei  s 
thev  can  secure  buyers  or  investments  from  a  wide  source  and  a  large 
field. 

Jacob  Appell. 

Mr.  Jacob  Apj^ell,  of  Xo.  271  West  23d  street,  is  one  of  the  oldest 
realty  dealers  in  that  section  of  the  cit\-  formerly  known  as  Chel- 
sea. He  has  been  established  since  1870.  and  his  ofiice  has  alwavs 
been  located  near  his  present  address.  Mr.  .\.])])ell  is  uncptestionably 
one  of  the  best  judges  of  real  estate  values  in  the  ]6th  and  20th 
Wards.  He  has  watched  with  an  observant  eye  the  changes  from 
year  to  year  in  the  values  of  |)roi)erties,  and  his  long  experience  has 
made  him  a  most  competent  broker  and  a])praiser.  His  agency 
business  is  an  extensive  one,  embracing  the  management  of  resi- 
dential and  commercial  i)ro])erties.  It  may  be  added  that  Mr.  Ap- 
pell has  contributed  largelv  to  the  commercial  development  of  Tenth 
avenue,  near  23(1  street. 

lohn  Armstrong. 

One  of  the  best  known  real  estate  concerns  with  oftices  in  the  uj)- 
per  section  of  the  city  is  that  of  b;)hn  .Xrmstrong,  of  it)S4  Third  ave- 
nue, corner  of  io()th  street.  lie  has  maintained  for  some  years  past 
one  of  the  largest  brokerage  businesses  in  that  section  of  the  city  and 
his  energetic  ap])lication  to  work  has  resulted  in  i)ringing  him  a 
clientele  of  investors  who  besKnv  the  utmost  confidence  in  him.  Mr. 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  i8g 


Armstrong  combines  both  brokerage  and  agency  departments  in  his 
business.  He  operates  as  largely  on  the  West  Side  as  on  the  East 
Side  and  for  the  purpose  of  better  accommodating  his  clients  he  has 
opened  an  office  in  Xo.  2270  Eighth  avenue,  near  I22d  street.  His 
agencv  department  embraces  mercantile  buildings,  flats,  tenements 
and  j)rivate  resiflential  i)ro])erty  in  all  ]jarts  of  the  city. 

Ashforth  &  Duryee. 

Ashforth  &  Duryee  was  founded  in  November,  1896,  by  Albert  B. 
Ashforth  and  Harvey  H.  Duryee.  Their  office  is  at  Xo.  4  West  33d 
street.  They  are  associated  with  a  number  of  estates,  among  which 
are  those  of  William  Waldorf  Astor  and  John  Jacob  .\>tor,  whose 
holdings  are  very  large  in  their  vicinity.  The  name  of  .\sliforth  has 
been  identified  with  these  estates  for  tlie  ])ast  fift\-  _\'ears. 

Ashforth  &  Duryee  make  a  specialt\  of  business,  residence  and 
investment  property  above  23d  street.  They  liave  played  a  promi- 
nent part  in  improving  that  section  of  the  city. 

Judging  from  the  fact  that  they  closed  over  one  hundred  leases 
during  their  first  eight  moiuhs  of  l)usiness,  beside  >e\  eral  large  sales 
of  investment  ])ro])erty,  it  can  be  seen  that  tliey  have  made  them- 
selves a  factor  among  tlie  u])-to\\u  real  estate  fraternity. 

Franklin  S.  Bailey. 

The  real  estate  business  which  is  being  carried  on  by  Mr.  b'rank- 
lin  S.  Bailey,  336  ISroome  street,  is,  probably  with  one  or  two  excep- 
tions, the  oldest  established  real  estate  business  in  the  city.  In  1832, 
Air.  J.  E.  I'.ailey,  grandfather  of  .Mr.  l-ranklin  S.  Hailev,  opened  a 
realty  office  in  which  the  management  of  estates  was  made  the  si)e- 
cialtv.  He  in  turn  was  succeeded  by  llenr\  M.  Ilailes  .  his  son,  and 
in  January.  1897,  the  present  occuiiant  took  charge  of  the  business. 
At  present  the  brokerage  and  agency  are  combined.  Mr.  llailev  is 
devoting  more  time  and  study  to  the  brokerage  de])artment  tlian  did 
his  predecessors,  who,  to  a  great  extent,  managed  estates,  lie  is 
young  and  energetic  and  pays  close  attention  to  reah\  operations 
over  the  entire  city.  His  clientele  is  of  the  lust  class — persons 
whose  estates  have  been  under  his  and  his  family's  control  for  many 
years. 

Max  Bargebuhr. 

Mr.  Max  Bargebuhr,  of  Xo.  2136  Eighth  avenue,  is  one  of  the  suc- 
cessful realty  operators  and  agents  in  Harlem.  He  has  had  an  ex- 
perience extending  over  fourteen  years,  beginning  on  the  East  Side 
and  dealing  largely  in  property  from  Yorkville  to  Harlem.  Coming 
to  the  West  Side  when  the  realty  market,  especially  for  experienced 
brokers,  oft'ered  good  scope  for  one's  abilities,  he  remained  there  and 


A  HISTORY  01'  REAL  RSTATE. 


lias  c;irricil  mi  a  lir(  ikcras^'e  business  which  he  was  successful  in  work- 
int;-  up,  Mr.  I '.ari;cl>uhr  deals  in  improved  ])r()i)ert_v.  Jie  is  shrewd 
and  thoiou-hlv  accpiainted  with  all  Xew  \'()rk  reahw  He  is  known 
widely  as  a  careful  investor,  and  his  client's  interests  are  always  uj)- 
])ermost.  He  is  one  of  the  oldest  estahlished  real  estate  firms  on 
iMijhth  avenue  in  that  localitw 

Jesse  C.  Bennett  &  Co. 

Mr.  Jesse  C.  Bennett,  senior  member  of  the  firm  of  Jesse  C.  Ben- 
nett &  Co.  (established  in  1888).  belongs  to  that  class  of  energetic 
and  skilled  real  estate  brokers  who  have  made  New  York  one  of  the 
greatest  real  estate  markets  in  the  world.  While  making  a  special 
field  on  the  upper  west  side,  of  which  Columbus  avenue  is  the  great 
artery,  Mr.  Bennett  operates  over  the  entire  city.  His  operations 
embrace  the  various  forms  of  realty,  in  all  of  which  Mr.  Bennett  is 
an  expert.  As  an  agent  he  manages  many  large  estates  in  several 
sections  of  the  city,  but  they  are  to  a  great  extent  located  ,on  the 
western  side  of  Central  Park.  Mr.  Bennett  is  a  thorough  student  of 
realty  movements  and  is  frequently  called  in  appraisals.  His  address 
is  No.  338  Columbus  avenue. 

Bronn  &  Bronn. 

The  entry  of  Miss  Cecile  Bronn  and  Miss  Jeannette  Bronn  into 
metropolitan  realty  circles  was  marked  with  interest,  but  the  decided 
success  with  which  the  firm  has  met  since  its  establishment  a  year 
ago,  afifords  another  example  of  woman's  success  in  the  realty  field. 
The  firm  carries  on  a  general  real  estate  business  in  buying  and  sell- 
ing, renting  and  collecting  rents,  negotiating  loans,  etc.,  in  their 
office,  No.  41  Union  Square.  They  have  made  a  special  study  of  the 
wants  of  several  classes  of  people,  and  they  have  striven  to  meet  these 
in  a  way  that  augurs  well  for  their  future  success.  As  a  specialty, 
Bronn  &  Bronn  have  entered  the  field  of  buying  and  selling  mining 
lands  which  are  known  to  be  as  represented. 

J.  Romaine  Brown  &  Co. 

On  the  first  of  May,  1856,  J.  Romaine  I5rown  started  in  the  real 
estate  business  at  No.  1235  Broadway.  After  five  years  he  re- 
moved to  1270  Broadway,  where  he  remained  for  seven  years.  In 
1868  he  moved  again,  this  time  to  the  south-east  corner  of  Thirty- 
third  street,  at  Broadway,  and  finally,  in  1885,  to  his  present  office 
at  No.  =;q  West  Thirty-third  street,  under  the  Alpine. 

In  1887  a  copartnership  was  formed  with  Mr.  Alexander  P.  W. 
Kinnan,  the  new  firm  being  known  as  J.  Romaine  Brow'n  &  Co. 

A  large  feature  of  their  business  is  the  management  of  estates. 
They  have  charge  of  the  real  estate  of  the  Farmers"  Loan  &  Trust 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


Co.  and  the  Manhattan  Elevated  Railroad.  Amon^;-  the  esta'es 
which  they  manage  are  those  of  Jay  Gould.  Washington  E.  Connor, 
Charles  A.  Peabody,  Herman  T.  Livingston,  J.  Henry  Livingston, 
\\m.  F.  Cochran,  D.  H.  AIc.\lpin  and  Warren  B.  Smith. 

J.  Romaine  Brown  &  Co.  also  do  a  general  real  estate  business. 
Among  the  sales  which  they  have  efYected  are  tliose  of  French's 
Hotel — now  the  site  of  the  new  World  Building — the  property  now 
occupied  by  Hammerstein's  Olympia.  the  Alorris  Race  Track  and 
many  large  tracts  in  the  Twenty-third  and  Twenty-fourth  Wards  for 
the  Peter  J.  Shafer  estate. 


D.  &  M.  Chauncey  Real  Estate  Co.,  Limited. 

The  D.  &  ^I.  Chauncey  Real  Estate  Co.,  Limited,  is  un(iucsti()n- 
ably  the  most  jirominent  real  estate  concern  in  l'.n)i)kl\ ii.  The  busi- 
ness was  established  in  1843,  '^i-it  the  present  concern  was  incor- 
porated in  i8Mi^  with  a  caj^ital  of  $I50,(X)0.  They  coml)ine  every 
branch  of  the  real  estate  business  and  sufficient  attention  is  paid  to 
each  department  that  every  branch  of  the  business  is  made  a  spe- 
cialty. The  members  of  the  com])any  are  ( ieurge  W.  Chauncey, 
President;  Cornelius  Donellen.  \  ice- ['resident ;  Ezra  D.  Bushnell, 
Treasurer ;  Thos.  Hovenden,  Secretary.  One  may  obtain  an  idea 
of  the  business  status  of  this  firm  when  it  is  learned  that  the  largest 
appraisement  ever  made  in  Xew  York,  Brooklyn,  or  the  entire  met- 
ropolitan district,  was  made  by  this  company  in  the  case  of  the  ap- 
praisal of  property  bordering  on  the  East  River  for  the  Brooklyn 
Wharf  and  W'arehouse  Company.  Their  address  is  No.  207  Mon- 
tague street,  Brooklyn. 

John  J.  Clancy  &  Co. 

There  is  probablv  no  member  of  the  real  estate  fraternity  on 
Broadway,  from  r>owling  Green  to  Central  Park,  who  has  been  es- 
tablished on  that  thoroughfare  as  long  as  the  subject  of  this  sketch, 
Mr.  John  J.  Clancy,  whose  ofifices  are  at  Xo.  1783  Broadway.  In 
1873,  Mr.  Clancy  began  business  as  a  real  estate  agent  and  broker, 
and  since  that  time  he  has  proven  to  be  a  shrewd  observer  of  the 
tendencies  of  the  times,  and  as  a  result  he  himself  has  been  as  suc- 
cessful in  his  transactions  as  the  latter  have  proved  to  his  clients  and 
principals.  Mr.  Clancy  during  his  career  has  sold  and  resold  blocks 
of  realty  which  in  the  early  days  brought  him  one-twentieth  of  what 
they  are  worth  to-day.  He  has  operated  on  the  West  Side  gener- 
ally, and  is  intimately  conversant  with  property  from  \\'est  42.1 
street  to  Washington  Heights.  His  knowledge  of  realty  in  those  lo- 
calities is  so  well  known  that  he  is  frequently  requested  to  act  as  ap- 
praiser for  various  companies  and  institutions. 


192 


A  insroRV  01-  real  estate, 


Clarkson  &  Edgar. 

Tlic  firm  (if  Clarkson  cK:  I'.d.i^ar  is  a  rcspMiiNihlc  realty  Hrni  whicii, 
besides  lm\in^  and  sellin.i;-  ])r(i])ert\  a>  ix-al  t'>tale  hrcil^ers,  makes  a 

the  senior  meniher  nf  the  tirni,  |)<i>>esses  the  e(;iifi(leiice  of  many 
lar,i,u'  investors  and  wealthy  corjxirations  and  has  been  frequentlv  in- 
strnniental  in  negotiating-  loans  ran,s4in<^'  from  $250,000  to  $1,000,000. 
P^e  has  bought  and  sold  for  Xew  \'ork  and  I'.oston  estates,  and  has 
been  transacting-  in  Xew  York  realt\  circles  since  1865.  His  partner, 
Herman  Le  Koy  iulcvar,  has  been  associated  with  him  in  bnsiness 
since  iS(;o.  I  heir  office  is  located  at  Xo.  31  Xassau  street,  in  the 
I'.ank  of  Connnerce  I'.nilding. 

Isaac  K.  Cohn  &  Co. 

The  firm  of  Isaac  I\.  I'ohn  iS:  C"o.,  of  Xo.  1479  ISroadway,  is  one 
of  the  representative  real  estate  firms  o])eratin<i^  in  the  npper  por- 
tion of  liroadwax-,  and  the  adjoinin^i;  districts.  The  firm  consists 
of  Mr.  Isaac  K.  Cohn  and  .Mr.  Arthnr  S.  Levy,  both  of  whom 
are  thoron,q-hly  conversant  with  realty  values  throughout  the  city. 
Mr.  Cohn,  who  has  been  established  since  1877,  has  negotiated 
extensive  operations  on  the  West  Side,  from  14th  to  59th  street. 
Mr.  Levy  has  lu  en  closely  identified  with  realty  interests,  especially 
in  the  downtown  di-lrict,  and  has  paid  close  attention  to  real  estate 
movements  in  various  sections  of  the  city.  It  may  be  added  that 
through  the  advice  of  tliis  firm  many  old  buildings  have  been  suc- 
cessfully remodelled,  this  having  been  made  a  sj)ecial  feature  of  the 
business. 

Collins  &  Collins. 

The  firm  of  Collins  (  ollins.  of  Xo.  56(1  l-'ifth  avenue,  operate 
largely  in  the  most  exclusive  of  .\ew  \'ork  realty.  The  firm  con- 
si'-ts  of  Mr.  Richard  Collins  and  Mr.  Minturn  Tost  Collins,  both 
of  whom  are  owners  of  real  estate  in  .\ew  \ nvk  and  are  well  ac- 
quainted with  present  residential  i)ro])ert\-  in  the  more  desirable 
localities.  .\s  a  result,  the  firm  of  I'ollins  iv  Collins  (operate 
largel\  on  tlicir  own  acomnt.  This  fact,  however,  does  not  re- 
tard lluir  general  brokerage  bnsiness,  which  is  a  substantial  one. 
(  )ne  of  their  largest  transactions  was  their  purchase  of  the  valuable 
plot  on  which  is  situated  the  old  l-'oin-lh  Presbyterian  Church,  on 
34th  street,  near  Broadwa\-.  They  have  disposed  of  it  as  well  as 
several  well-known  mansions  on  i'ifth  avenue.  A  branch  of  their 
main  office  is  established  at  Xo.  6)  Wall  street. 

Frederick  A.  Condit. 

Probably  no  branch  of  the  real  estate  business  offers  a  wider  or 
more  attractive  field  for  an  energetic  l)roker  than  the  specialty  of 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK. 


cxchansinj;:  properties.  In  this  line  Mr.  I<>ederick  A.  Condit.  of 
Xo.  13-'  .\;issaii  street,  has  had  a  h)n,i^-  and  successful  experience. 
l-"or  tliirt\-  years  he  has  lieen  connected  with  metropolitan  realty  cir- 
<des,  hut  f(ir  the  last  fifteen  years  he  has  ])ai(l  particular  attention  to 
the  exchanj^int^  of  city  and  country  real  estate.  His  books  con- 
tain some  of  the  choicest  i)arcels  of  realty  on  the  market,  and  as  he 
is  an  expert  p]ioto.L;ra])her  liis  office  is  tilled  with  ])icturr>  oi  prop- 
erties to  he  sold  or  of  those  which  have  ])asse<l  throui^ii  hi-  haivU. 

S.  V.  R.  Cruder  &  McVickar. 

The  record  of  transactic.ms  (.)f  the  business  now  carried  on  bv  S.  \'. 
R.  Cruger  &  McX'ickar  dates  hack  as  far  as  17.^1 .  It  then  consisted 
of  the  management  of  lands  of  the  \'an  Rensselaer  familw 

For  years  the  business  was  managed  by  W  J<.  C  ruger,  a  name 
which  ]ia>  become  iironnnent  in  .\ew  Wivk  Real  I-:.state,  until  some 
ten  year>  ago,  when  Henry  W.  AlcX  ickar  wa.s  admitted  as  a  partner. 
The  original  office  was  at  1X2  (.rand  street.  From  that  office  the 
business  grew  to  such  an  extent  that  it  now  has  probabb  charge  of 
more  large  estates  than  any  other  firm  in  the  city.  Their  main  office 
is  at  187  Fulton  street,  with  two  branches,  1368  Broadway,  and  246 
East  Houston  street.  The  firm  does  also  a  large  brokerage  business. 
Mr.  S.  \'.  R.  Cruger  is  comptroller  of  Trinity  Corporation,  although 
said  cor])oration  is  in  no  way  connected  with  the  firm  of  S.  \'.  R. 
Cruger  \:  McX'ickar. 

George  W.  Dakin. 

Mr.  Ceorge  \V.  Dakin  is  undoubtedly  one  of  the  best  known  real 
estate  brokers  in  llrooklyn.  He  has  been  iilentihed  with  realty  op- 
erations in  that  citv  since  1K75,  when  lie  opened  a  real  e>tate  office 
and  dealt  in  real  estate  generalb  .  Ili>  operation,-  extend  not  only 
in  the  city  proper,  but  also  in  Kings  county,  and  he  lias  ])een  partic- 
ularly successful  in  the  I'.edford  section.  Mr.  1  )akin's  business  for 
the  past  decade  has  grown  into  the  highest  class  of  the  realty  busi- 
ness, that  of  brokerage,  in  w  liich  ex])ert  knowdedge  of  values  must 
be  possessed.  In  addition,  Mr.  Dakin  also  manages  estates  and  deals 
in  acreage  in  the  2yt,h,  30th,  31st  and  32nd  wards.  His  clients  are 
mainly  builders  and  private  investors.  1  lis  address  is  .\o.  189  Mon- 
tagtie  street,  Brooklyn.  X.  Y. 

J.  Clarence  Davies  &  Co. 

The  most  prominent  real  estate  concern  in  what  is  known  as  the 
Borough  of  The  Bronx,  is  that  of  J.  Clarence  Davies  &  Co.,  of  149th 
street  and  Third  avenue.  The  firm  has  been  established  about  ten 
years,  and  during  that  time  the  members.  J.  Clarence  Davies  and  H. 
L.  Phillips,  have  become  well-known  members  of  New  York's  real 
estate  fraternity.  The  Borough  of  The  Bronx,  where  they  operate 
offers  a  wide  field  for  a  brokerage  business,  and  it  can  be  said  they 
1.3 


1^4  A  HISTORY  OF  REAL  ESTATE, 

liavc  iK'cn  siK-ci.-ssful  in  covering'  it.  They  represent  the  oldest  and 
hirgest  estates  in  that  section,  and  also  maintain  a  very  large  agency 
business  in  their  locality.  un(|uestional)ly  a  credit  to  the  firm,  when  it 
is  considered  the  territory  is  comi)aratively  new.  Their  liranoh  offices 
arc  located  at  Xo.  156  I'.roadway,  and  156th  street  and  Westchester 
avenue. 

Joseph  P.  Day. 

Among^  the  energetic  younger  element  of  New  York's  realty  deal- 
ers who  have  made  New  York  the  greatest  real  estate  market  in  the 
world,  there  are  some  whose  capabilities  for  their  position  are  sucn 
that  in  a  few  years  they  will  be  found  in  the  foremost  ranks.  To 
this  class  Mr.  Joseph  P.  Day.  of  Xo.  932  Eighth  avenue,  undeniably 
belongs.  bjidowed  witli  an  energetic  nature  he  has  succeeded  in 
the  past  t\\()  xears  in  estal)lishing  the  groundwork  of  a  future  suc- 
cessful business.  He  has  made  a  specialty  of  renting  and  collect- 
ing- rents,  but  has  already  entered  the  higher  field  of  buying  and 
selling.  He  operates  to  a  great  extent  on  the  West  Side  around 
Central  Park.  He  manages  the  estates  of  Jas.  J.  Phelan,  and  also 
that  of  his  father,  John  W.  Day. 

C  H.  Diamond  &  Co. 

Prominent  among  the  real  estate  brokers  and  agents  in  the  mer- 
cantile districts  of  Xew  York,  is  C.  H.  Diamond  &  Company,  of  No. 
603  Broadway,  who  have  risen  rapidly  to  the  front  and  bid  fair  to  be- 
come the  largest  office  in  their  districts.  Mr.  Diamond  is  a  close 
student  of  realty  conditions  and  has  j^erfected  a  system  by  which  his 
concern  is  enabled  to  make  records  of  those  transactions  and  mat- 
ters of  importance  which  afterwards  become  invaluable.  This  con- 
cern is  already  one  of  the  largest  real  estate  agents  in  the  wholesale 
district  and  along  Broadway  from  Chambers  street  to  14th  street. 
The  fact  that  they  have  figured  prominently  in  nearly  all  the  impor- 
tant realty  deals  in  the  mercantile  section,  testifies  in  no  uncertain 
manner  as  to  their  status  as  brokers  and  agents. 

John  H.  Dye. 

John  H.  Dye,  real  estate  iMoker  and  agent,  is  an  example  of  what 
can  be  accomplished  with  energy  and  perseverance.  In  1877,  he 
commenced  business  in  a  moderate  way,  and  by  strict  application 
to.  and  a  thorough  knowledge  of,  the  real  estate  business,  has  placed 
himself  among  the  foremost  in  the  profession.  Mr.  Dye  was  formerly 
connected  with  John  W.  Castree,  under  the  firm  name  of  Dye  & 
Castree.  Mr.  Dye  makes  a  specialty  of  managing  and  appraising 
property,  especially  on  the  lower  west  side  of  the  city.  His  office  is 
at  73  West  nth  street. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


Charles  H.  Easton  &  Co. 

The  leading  real  estate  firm  in  Forty-second  street  is  that  of 
Charles  H.  Easton  &  Co.,  of  Xo.  ii6  West  Forty-second  street. 
Mr.  Easton  has  been  operating  in  that  locality  since  1893.  In  1897 
lie  formed  a  partnership  with  Robert  T.  McGusty.  The  firm,  as 
brokers,  makes  a  specialty  of  that  district  between  I'ourteenth  and 
Fifty-ninth  streets  bounded  by  Eighth  and  Third  avenues.  In  that 
territory  every  sale  and  every  realty  movement  is  recorded,  and 
there  are  no  better  or  shrewder  operators  in  that  field.  The 
recent  great  improvement  of  Forty-second  street  is  in  a  measure  due 
to  the  efYorts  of  the  elder  member  of  the  firm.  As  agents  their  prop- 
erties lie  all  over  the  island,  both  in  mercantile  and  residential  dis- 
tricts. 

E.  U.  Edel. 

Mr.  E.  C  Edel,  of  315  Madison  avenue,  near  42(1  street,  is  a  repre- 
sentative New  York  real  estate  broker  and  agent.  He  has 
lived  in  this  city  over  30  years,  and  is  familiar  with  real  estate  values 
from  the  Battery  to  Mt.  X'ernon  and  Vonkers.  bOrnicrh-  Air.  Edel 
was  in  the  fancy  dry-goods  business,  but  recognizing  that  his  knowl- 
edge of  the  city  and  its  realty  values  would  be  of  great  Ijeiiefit  to  him 
as  a  broker,  he  decided  to  enter  the  realty  market,  b'or  some  time  Mr. 
Edel  was  active  in  real  estate  transactions  in  the  upper  West  Side, 
with  an  ofiice  in  No.  432  Columbus  avenue,  but  in  1897  he  changed 
his  field  to  a  more  central  location.  He  now  operates  not  only  over 
the  whole  of  Manhattan  Island  and  surrounding  territory,  but  also 
in  all  parts  of  the  Union.  One  recent  sale  included  a  pul)lic  sale  of 
property  on  the  I'otomac,  below  Washington.  His  marked  success 
in  the  realty  field  has  undoubtedly  been  due  to  his  energetic  applica- 
tion to  business  and  an  extensive  acquaintance  among  private  in- 
vestors. As  a  broker,  Air.  Edel  makes  a  specialty  of  exchanges,  hav- 
ing been  particularly  fortunate  in  this  branch  of  business. 


H,  G.  Eilshemius, 

Mr.  H.  (j.  Eilshemius,  of  265  llroadway,  has  been  connected  with 
metropolitan  real  estate  in  the  capacity  of  manager  of  a  large  estate 
in  Arlington,  New  Jersey.  Air.  Eilshemius  has  converted  a  strip  of 
land  containing  over  one  hundred  acres,  extending  from  Arlington 
proper  to  West  Arlington,  into  city  lots,  with  macadamized  streets 
and  other  improvements.  In  this  connection  Mr.  Eilshemius  has 
built  residences  for  his  clients,  and  has  otherwise  beautified  this 
suburban  district.  He  has  been  connected  with  the  development  of 
this  district  for  twelve  years. 


196 


A  HISTORY  OF  REAL  ESTATE, 


Austin  Finegan, 

Anioiiij  tlic  downtown  real  estate  l)rokers  Austin  Finc^an,  of  Xo. 
7  I'ine  street,  lias  succeeded  in  csla1)lisliinL;-  a  re])Utal)le  and  suli- 
-.tantial  Iin  ilscra^x-  Imsiucs:-.  In  iSS:;,  Mr.  I'inci^an  entered  rcaity 
circles,  and  l)y  his  ener^x  and  lanliful  attenti()n  to  business  was  soon 
able  to  transact  sales  of  more  than  ordinary  ini])ortance.  .\t  pres- 
ent he  makes  a  s]H'cialt\-  of  tenements,  flats  and  a])artments,  which 
he  l)uys  and  sells.  T.csides  the  general  brokera.i,^-  business  iie 
manai^es  estates  and  is  a  w  ell-kni  i\\  n  a,L;cnt  >  if  enipli  lyers'  liabilil  v 
insurance,  and  secures  bomK  i' 11-  ci  iiui-acii  irs  aimmL^  whom  he  has  a 
wide  ac(|uaintance.  .\lr.  kinci^an.  it  may  be  added,  is  in  a  position 
to  operate  in  Xew  ^'(irk  realty  on  his  own  account. 

J.  Arthur  Fischer, 

Mr.  J.  Arthur  Fischer,  of  Xo.  667  .Sixth  avenue,  is  a  real  estate 
broker  and  general  agent.  He  was  connected  with  the  firm  of  Morris 
B.  Baer  &  Co.,  but  six  years  ago  decided  to  enter  the  business  on  his 
own  account,  and  his  entry  soon  became  a  decided  success.  His  bro- 
kerage and  agency  business  has  become  so  extensive  that  the  field 
covers  Manhattan  Island  and  also  a  part  of  I'liiniugh  of  llrooklyn. 
In  order  to  keep  more  in  touch  with  realty  movements  in  the  north- 
ern part  of  the  city,  and  to  manage  numerous  properties  now  in  his 
charge  in  that  section,  Mr.  Fischer  has  opened  a  branch  office  at 
Lenox  avenue  and  1 14th  street.  As  a  broker  Mr.  Fischer  is  familiar 
with  values  of  properties  over  the  entire  city,  and  his  agency  depart- 
ment embraces  the  management  of  valuable  estates  for  prominent 
families  at  home  and  abroad.  Loans  on  bonds,  mortgages  and  insur- 
ance, also  enter  into  his  ljusiness. 

Harris  B.  Fisher, 

Mr. Harris  Il.I'isher  is  a  real  estate  agent  and  broker  with  offices 
in  the  W  allace  llmlding,  Xos.  56  and  58  Pine  street.  He  has  been 
connected  w  ith  down  tow  n  realtv  since  i8c)5,  when  he  began  business 
in  his  own  name.  Previously  Mr.  I^'sher  had  been  in  the  office  of 
Mr.  George  R.  Read,  under  whose  tutelage  lie  obtained  a  thorough 
and  extensive  knowledge  of  high  class  Xew  York  real  estate.  He 
has  to  a  great  extent  made  a  specialty  of  down  town  property,  but  in 
connection  therewith  he  has  made  many  sales  and  transfers  of 
residential  realty  uptown.  Mr.  Fisher  is  a  member  of  the  Real  Es- 
tate I^xchange  and  keeps  in  close  touch  with  all  realtv  movements. 

Francis  &  Wilson, 

The  real  estate  firm  of  Francis  &  Wilson,  of  No.  353  Fifth  avenue, 
is  composed  of  Mr.  Arthur  W.  Francis  and  Howard  Wilson.  The 
firm  deals  to  a  great  extent  in  residential  and  commercial  property 
lying  between  23d  street  and  72(1  street  and  Sixth  and  Lexington 
avenues.  As  brokers,  however,  thev  operate  over  the  entire  city. 
Th  eir  clients  consist  of  a  desirable  wealthy  class  of  people. 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK. 


197 


Lionel  Froehlich, 

One  of  the  most  prominent  real  estate  brokers  operating  in  the 
ehte  section  cast  of  Central  Park  is  "S\r.  Lionel  Froehlich,  whose 
office  has  been  located  at  Xn.  i6(j  f'ast  61st  street,  for  the  past  twenty 
\-ears.  In  order  to  com|)l\-  with  numerons  requests  of  his  patrons 
and  ])artl\-  follow  the  tendenc\  oi  residences,  he  has  moved  his  offices 
to  Xo.  149  Lexington  avenue,  between  Jijth  and  8oth  streets,  where 
he  will  be  permanent  after  .Ala\-  1,  i8(;8. 

Mr.  b'roelich  is  ])rol)ablv  the  oldest  real  estate  agent  in  the  19th 
A\'ard,  and  he  undoubtedly  manages  the  principal  real  estate  busi- 
ness in  that  district.  He  makes  a  specialty  of  |)rivatc  residences,  and 
is  peculiarly  successful  in  securing  the  best  class  of  tenants  for  his 
clients,  not  only  in  ])rivate  residences,  but  for  his  tkits  and  stores. 
His  sul)stantial  and  trustworthy  re])Utation  makes  him,  especially 
in  his  section,  a  successful  medium  for  any  transaction  in  realty. 

John  N.  Golding:. 

John  X.  Golding,  among  the  best  known  of  Xew  York's  realty 
merchants,  began  business  in  1879.  He  first  became  prominently 
connected  with  the  trade  as  the  agent  of  the  property  under  the 
control  of  the  Iu|uitable  Life  Assurance  Society.  He  has  made  a 
specialty  of  the  agenc\-  of  large  buildings,  and  now  rents  and  col- 
lects rents  of  the  .\nierican  Suret\-  I'.uilding,  luii])ire  Building, 
Commercial  I'nion  I'.uilding,  (Jueen  I'.uilding,  German-American 
LUiilding.  .Schermerhorn  Muilding  and  the  Kuhn-Loeb  Building 
and  many  other  large  buildings.  As  an  appraiser  and  broker,  es- 
pecially in  the  residential  districts,  Mr.  Golding  ranks  among  the 
best  in  Xew  NOrk.  ills  ujitown  office  is  located  at  No.  570  Mfth 
avenue.    His  downtown  address  is  Xo.  <.)  fine  street. 

Max  Goldstein, 

Mr.  Max  Goldstein,  whose  office  is  in  Xo.  187  I'.roadway,  has 
been  in  the  real  estate  business  in  Xew  ^'ork  for  the  i)ast  twelve 
vears.  \\diile  he  is  a  general  real  estate  dealer  and  manages  estates, 
makes  collections  and  rents  the  houses  of  his  ])atrons,  yet  it  may 
be  said  that  ]\lr.  Goldstein  ])a\  s  particular  attention  to  tlie  exchang- 
ing of  properties  ])otb  in  the  cit\-  and  in  the  coiintrw  In  this  branch 
of  the  realty  business  Mr.  Goldstein  has  been  ])eculiar]v  successful, 
due  no  (knibt  to  his  extensixe  ac( |uaintance  among  inx  estors  .-md  his 
own  thorough  knowledge  of  realty  as  an  apj^raiser.  lie  also  nego- 
tiates loans  to  builders  and  private  individuals. 

Guerineau  &  Drake, 

Of  the  old  established  firms  engaged  in  general  real  estate  busi- 
ness, none,  perhaps,  is  better  known  than  the  firm  of  Guerineau  & 
Drake,  whose  office  is  now  located  at  X'^o.  1 1  Bible  House,  8th  street. 


iy8 


A  HISTORY  OF  REAL  ESTATE, 


hftwcen  y\  and  4tli  avcmu's.  arc  the  successors  to  VV.  L. 

I. new  Ov  ('()..  who  operated  extensively  on  the  h'.ast  Side,  and  in 
whose  employ  W.  II.  Drake  had  heen  i)revions  to  his  enterin<^  the 
tirni.  It  is  now  twent\-ti\e  \ears  since  the  present  firm  connncnced 
fjperations,  and  since  that  time  they  have  heen  uniformly  successful. 
Mr.  (lUerineau  was  aj^pointed  an  a])i)raiser  for  the  I'last  River  bridge 
valuations  on  account  of  his  coni])letc  knowledg'e  of  property  in  that 
vicinitv. 

Robert  W.  Haff. 

Mr.  Robert  W.  Haff,  of  No.  189  Montag-ue  street,  Brooklyn,  is  one 
of  the  energ-etic  real  estate  brokers  in  that  boroufjh.  He  has  been 
actively  en,t,^-i.i;-ed  in  the  real  estate  business  since  1884  and  has  fig-ured 
in  many  of  the  hw^^v  and  important  realtv  transactions  since  that 
time.  Mr.  Haff  is  a  broker;  he  buys,  sells  and  exchanq-es  in  all  parts 
of  the  I'nited  States,  but  confines  his  operations  chiefi\-  t(j  F)rooklvn 
and  Lonf,r  Island.  He  has  been  ])articularly  successful  in  Long  Isl- 
and property,  so  much  so,  indeed,  Chat  he  is  considered  an  authority 
on  value  in  that  district.  In  connection  with  his  extensive  brokerage 
business  Mr.  Haff  also  attends  to  the  agency  business  of  his  clients 
arising  therefrom. 

Wm.  E.  Haws  &  Son. 

The  founder  of  the  real  estate  firm,  \Vm.  E.  Haws  &  Son,  of  No. 
97  Cedar  street,  is  one  of  the  best  know^t  dealers  in  the  New  York 
realty  arena.  He  is  one  of  the  few-  expert  dealers  now  living  form- 
ing a  link  with  the  old-time  dealers  whose  transactions  have  been 
for  many  years  a  matter  of  history.  In  the  beginning  of  his  career 
Mr.  Haws  was  a  real  estate  broker,  but  for  the  past  twenty-five 
years  he  has  devoted  himself  almost  exclusively  to  appraisals.  Dur- 
ing that  time  he  has  been  retained  by  various  corporations  and  indi- 
viduals in  every  appraisal  of  importance  that  has  occurred  in  the 
city.  His  values  are  generally  accepted  among  high-class  realty 
dealers  as  exceedingly  trustworthy,  by  reason  of  his  extensive  expe- 
rience. His  son,  Walter  I).  Haws,  is  now  connected  with  the  firm 
and  pavs  special  attention  to  brokerage  and  insurance. 

K.  Hayden  &  Co. 

The  development  of  \\'ashington  Heights  ])roperty  opened  a  wide 
field  to  real  estate  brokers  some  years  ago  with  the  result  that  the  in- 
flux of  realt\'  o])erators  in  that  district  became  excessive.  Compe- 
tition thereu|)on  grew  from  a  healtliy  stimnlatingf  factor  to  the  extent 
that  fewwere  able  to  standthe  i)ace  and  the  survival  of  fittest  followed. 
Among  the  latter  is  tlie  substantial  real  estate  firm  of  K.  Hayden  & 
Co.,  whose  office  is  situated  in  West  145th  street.  Established 
in  1885,  both  K.  H.  Hayden  and  T.  J.  Hayden  have  watched  and 
studied  and  taken  part  in  most  f>f  the  realty  transfers  in  their  locality. 
Besides  making  a  specialty  of  Washington  Heights  property  thev 
manage  a  general  real  estate  and  insurance  business.  Management 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


of  estates,  appraisements,  collections  of  rents,  the  renting-  of  houses, 
flats,  stores,  and  every  detail  ])enainin.L:  lo  a  ,i,^eneral  real  estate  and 
insurance  business  is  carried  on  1)\  tlieni. 

Charles  M.  Heymann. 

Established  in  1881,  Mr.  Charles  M.  ]le\inann  has  maintained 
the  principles  of  complete  reliability  and  business-  inie-rit\ ,  to  obtain 
the  reputations  of  which  was  his  o^oal  in  the  earh  da\  ^  of  his  career. 
Mr.  Heyniaiui  has  succeeded  in  establishing  a  substantial  general 
real  estate  business,  in  which  the  management  of  estates,  the  collec- 
tion of  rents  and  the  selling  of  real  estate  form  a  large  part.  His  op- 
erations are  not  confined  to  any  particular  part  of  the  city,  for  he  is  as 
equally  well  known  below  14th  street  as  he  is  in  the  Lenox  Hill  dis- 
trict. He  is  a  member  of  the  Real  Estate  Exchange  and  is  looked 
upon  as  one  of  the  shrewdest  and  most  successful  of  those  operating 
in  the  city.    His  offices  are  now  located  at  No.  487  Fifth  avenue. 

Hugo  F.  Hoefler. 

Mr.  Hugo  I'".  Hoetler  is  one  of  the  youngest  and  at  same  time 
most  enterprising  among  the  builders,  real  estate  agents  and 
brokers  in  the  city.  Mr.  Hoefler  combines  the  building  business 
with  a  large  rental  and  brokerage  business,  located  to  a  great  ex- 
tent in  the  ui)i)er  section  of  the  city.  He  has  been  well  known  to 
builders  and  realty  dealers  for  the  last  five  \  ears.  In  five  months 
he  completed  Xos.  302,  304  and  306  West  154th  street,  and  at  the 
same  time  was  erecting  four  handsome  Hats  fitted  with  the  best  im- 
provements at  153d  street  and  Eighth  avenue.  Mr.  lloetler  is  also 
making  preparations  to  erect  a  l)lock  of  ten  flats  on  I^ighth  avenue, 
between  I4(jth  and  150th  streets.  In  that  locality  he  i>  a  ])ioneer  in 
its  improvement.  Mr.  lloeller  is  located  at  Xo.  i()4  St.  Xicholas 
avenue,  northeast  corner  1  18th  street. 

Hopkins  &  Van  Slyke. 

Operating  largely  in  that  class  of  dwellings  in  lower  Fifth  avenue 
and  in  the  vicinity  of  Washington  Square,  the  firm  of  Hopkins  & 
Van  Slyke,  of  X"o.  70  Fifth  avenue,  has  come  rapidly  forward  into 
prominence  during  the  past  year.  The  firm  is  composed  of  J-  Jor- 
dan Hopkins  and  E.  Sheldon  Van  Slyke,  two  energetic  young  men 
who  will  undoubtedly  enter  a  large  field  in  realty  circles  in  the  near 
future.  From  23d  street  down  to  Bleecker  street  on  Fifth  and  Sixtii 
avenues  and  Broadway,  the  firm  has  the  renting  of  numerous  stores 
and  lofts,  while  their  residential  territory  extends  from  34th  street  to 
Washington  Square  in  the  more  <lesirable  localities. 

S.  A.  Horowitz  &  Son. 

The  firm  of  S.  A.  Horowitz  &  Son  has  been  established  seven 
years.     It  is  a  tvpical  X'^ew  York  real  estate  firm,  operating  almost 


200 


A  HISTORY  01'  REAL  liSTATE, 


fiilircly  in  tlu'  hrokiraj^c  (Iri)artnKMit  of  that  l)iisiiK'ss.      Mr.  S.  A. 

ally  in  all  its  diffrri-iit  conditions.  Mr  i>  as  familiar  with  the  nicr- 
c-anlik-  <listru-i  hrl.,'.\  !• ,  mricrnih  sirrrt  a>  W  is  fannliar  with  the 
ruail  and  rrs.d.niial  disin.t  alu.vr  ilial  ih,  ,n  ni-hfarc.  .Ah.rcovcr 
Mr.  S.  A.  I|..n,un/  ,,|H  ratrs  ,  ,n  his  ,  ,u  n  acconnt,  and  deals  t..  a 
.L;reat  exieiu  in  | )i  (  i| )erty ,  which  after  some  im])rovement  under  his 
inana.L;(-'nicni  becomes  rea<lil\  marketable.  The  firm  is  held  in  high 
estimation  amon.<;-  dow  ntown  brokers.  'J'heir  address  is  Xos.  60-64 
Liljcrty  street. 

Hall  J.  How  &  Co. 

It  was  about  1865  that  Plall  J.  How  founded  the  business  t(.  which 
his  own  name  gave  the  title.  His  first  place  of  business  was  at  Xo. 
12  Pine  street.  In  1878  the  firm  became  Hall  |.  How  &  Co.,  with 
Thomas  S.  Walker  as  junior  partner.  Seven  a  ear^  later  the  business 
was  removed  to  its  present  quarters  at  Xo.  171  1 '.roadway.  Since 
the  death  of  Mr.  How.  Mr.  Walker  has  carried  on  the  busi- 
ness under  the  old  firm  name.  Hall  |.  How  e\:  lo.  deal  chieHy  in 
vacant  lots,  with  building-  loans,  although  they  also  do  a  general  real 
estate  business.  They  are  acknowledged  to  have  been  the  leading 
lot  house  in  New  York  for  thirty  years.  Their  dealings  have  been 
confined  exclusively  to  Manhattan  Island. 

Louis  B.  Jenning-s. 

Among  the  hustling  and  energetic  real  estate  men  for  which  Xew 
York  is  famed,  Li  mis  11.  Jennings,  of  Xo.  36  West  i  i6th  street,  is  one 
of  the  most  acti\e.  It  was  only  in  1803  ^^^^^  Mr.  Jennings  branched 
out  in  tile  wide  but  keeniy  com])etitive  field  of  metropolitan  real  es- 
tate, but  in  the  short  time  he  has  ac(|uired  a  substantial  business  and 
a  reputation  for  honorable  dealing  which  undoubtedly  will  be  the 
best  bulwark  for  his  future  business  career.  His  ex])erience  was 
gained  in  a  loan  and  broker's  establishment,  in  w  hich  he  l)ecame  ac- 
<iuainted  with  tlie  large  oi)erators  in  Xew  A'ork  realty.  Hy  his  en- 
crgv  and  j .ersc\ erance  an<l  strict  observance  of  the  theory  of  non- 
misrei)resenlalion  in  tlie  most  nnnute  detail,  he  rajiidly  won  the  con- 
fidence of  the  trade.  In  Harlem  residential  property  he  makes  a 
specialty  of  West  Side  dwellings.  He  also  has  under  his  manage- 
ment a  number  of  large  estates,  eml)racing  properties  in  all  jiarts  of 
the  United  States. 

J.  N.  Kalley  &  Son. 

J.  X.  KalK-v  f.iuiKled  the  business  in  Brooklyn  in  1S64.  His  son, 
Frederick  1  ).  Kalle\ ,  entered  tlie  linn  in  1XX5,  when  operations  were 
extended  to  Xew  \'ork.  with  otiices  at  150  I'.roadway,  and  181)  Mon- 
tague street.  I'-rooklyn.  The  firm  has  always  made  a  s])ecialty  of 
exchanging  large  i)roi)erties — more  particularly  high  class  Brook- 
lyn dwellings  and  unim])rovcd  pro])erties  for  Xew  York  investment 
Droperties. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.         20 1 


Among'  tlieir  notable  exchanges  was  that  of  the  Stone  Building 
for  a  large  apartment  house  in  Brooklyn,  selling  same  building  some 
time  later  to  Mutual  Life  Insurance  Company  at  an  advance  of 
about  $150,000;  the  exchange  of  32  Lafayette  place  at  $450,000,  and 
corner  Laight  and  \'arick  streets  at  $200,000  for  large  place  at 
Stamford ;  exchange  of  property  on  Clinton  avenue.  Brooklyn, 
aggregating  $300,000,  for  investment  properties  on  Warren,  W  ash- 
ington  and  Wooster  streets,  N.  Y.,  aggregating  $600,000:  the  ex- 
change of  the  Celluloid  Building,  Washington  square,  valued  at 
$450,000.  to  President  Palmer,  of  the  I'.roadwax-  Bank. 


John  J.  Kavanagh. 

When,  in  i85C^,John  Kavanagh  opened  a  real  estate  office  in  Sixth 
avenue,  near  hVjrty-second  street,  tliat  was  the  northern  limit  of  the 
business  section  of  the  citw  At  that  time  sales  and  exchanges  of 
realty  were  transacted  almost  altogether  l)y  the  owners  of  the  ])ro])- 
erty  themselves,  so  that  the  establishment  of  an  agency  or  brok- 
erage system  seemed  an  uninviting  experiment  from  a  I'l  imnui  ative 
standpoint. 

Despite  these  discouraging  conditions,  however.  ihi>  ])ioneer  in 
real  estate,  by  his  foresight  and  discrinunation,  sncceuded  in  build- 
ing up  a  large  business.  This  was  done  in  the  face  of  what  would 
have  discouraged  at  the  outset  a  less  deternnned  man.  in  time  hi> 
son,  John  J.  Kavanagh.  became  associated  with  him  and  learned  in 
this  practical  school  how  to  conduct  the  ])usiness  that  was  destined 
some  day  to  become  his. 

The  present  office  is  at  1031  .Madison  avenue. 


Bryan  L.  Kennelly  &  Co. 

It  is  generally  conceded  that  the  well-known  real  estate  firm. 
Bryan  L.  Keimelly  e^-  Co..  of  Xo.  66  Libertv  street,  have  sold  in  the 
last  two  ^■ears  more  |)ro])crt\'  at  public  auction  order  of  L'xecutois 
and  owners  in  the  ])ublic  auction  room  than  an\  otlui-  tirni  or  com- 
pany in  the  citw  The  firm  is  composed  of  I'.ryan  L.  I\enne11\-  and 
Henry  J.  Sills.'  Air.  Kenncllv  naturallv  is  a  real  estate  broker  and 
auctioneer,  llis  father  was  the  most  prominent  ;uictioiieer  and  reai 
estate  broker  as  early  as  1S4;.  and  on  his  death  .Mr.  Kennelly 
branched  out  for  himself.  I'.esides  large  l)usiness  as  brokers  and 
auctioneers,  the  firm  makes  a  specialt\'  of  loans  on  real  estate  and 
also  builders"  loans,  l-'rom  his  long  connection  with  Xew  ^  ork 
realty  Mr.  Kemielly  is  one  of  the  best  known  a])praisers  for  lawyers, 
corporations  and  other  institutions  in  the  city.  Mr.  Sills  is  a  son  of 
John  Sills,  of  the  large  wholesale  grocery  firm  of  Smith  eX-  Sills. 


202 


A  HISTORY  OF  REAL  ESTATE, 


William  Kennelly. 

AmonjT  the  i)r()niinent  real  estate  men  in  this  city,  tlie  name  of 
VN'illiam  KeimelK,  auctioneer,  a])])raiser  and  ijroker,  stands  in  the 
foremost  rank>.  In  1X7X  Mr.  Kennelly  entered  into  ])artnershi])  with 
his  father,  \vli(i>e  ])u>iness  career  in  real  estate  bes;an  in  1847:  a  few 
months  after,  his  father  died  and  Mr.  Kennelly  succeeded  to  the 
entire  business.  Mr.  Kennelly  conducted  one  of  the  largest  cash  sales 
in  this  city — that  of  the  Albemarle,  bring-ing  $1,208,000.  As  an  ap- 
praiser he  is  in  constant  demand,  especially  by  municipal  officials. 
His  partner  is  Mr.  William  AI.  Lawrence,  son  of  Judge  Lawrence 
of  the  Supreme  Court.  They  are  located  in  the  basement  of  Trinity 
Building;  Xo.  111  IJroadway. 

George  J.  Kenny  &  Bro. 

The  firm  of  George  J.  Kenny  &  Bro.,  80  East  Houston  street,  is 
the  successor  to  the  late  well-known  firm  of  James  Kenny  &  Son, 
278  Mulberry  street,  which  was  estal:)lished  in  1863.  Possessing  a  rep- 
utation of  reliability  and  nf  l)tisiness  integrity,  the  present  firm  is  one 
of  the  most  favorably  know  n  in  the  citv.  It  makes  a  s]X'cialty  of  the 
management  of  estates,  and  is  particularly  favored  in  this  respect,  as 
it  is  one  of  the  verv  few  who  are  agents  for  the  old  Knickerbocker 
families  at  home  and  abroad.  The  firm  conducts  also  a  large  brok- 
erage business.  In  addition  Mr.  ( ieorge  J.  Kennv  is  nnich  sought  for 
as  an  appraiser,  by  reason  of  his  tiKjrough  knowledge  of  city  real 
estate;  he  is  a  charter  member  of  the  Real  Estate  Exchange. 

Jacob  A.  King. 

Mr.  Jacob  .\.  King,  now  located  at  4()i  and  4(^3  liroadway.  began 
his  career  as  a  real  estate  l)roker  at  the  age  of  24.  He  had  pos- 
sessed himself  of  the  necessary  experience,  and  March  1,  1894,  Mr. 
King  opened  a  small  office  at  Xo.  699  Broadway.  T.y  his  untiring 
energy  and  strict  allegiance  to  the  motto  "Xo  misrepresentation," 
his  name  came  rapidly  in  prominence  among  those  interested  in  real 
estate  in  all  its  branches.  Mr.  King  has  made  a  sjjecialty  of  real 
estate  below  23d  street  and  is  also  a  fire  insurance  agent.  His  busi- 
ness includes  the  hianing  of  money  on  mortgages,  buying,  selling 
and  renting  projierty  and  the  management  of  estates.  He  is  a  mem- 
ber of  the  Real  Estate  Exchange  and  Auction  Room,  Limited. 

John  P.  Kirwan. 

Among  the  real  estate  men  who  carry  on  a  general  brokerage  busi- 
ness with  the  agency  business  that  arises  therefrom,  is  Mr.  John  P. 
Kirwan,  of  Xo.  1305  llroadwav  and  60  Cedar  street.  He  operates 
over  the  whole  of  Manhattan  Island  and  the  Twenty-third  and 
Twenty-fourth  Wards.  He  is  a  stock  member  of  the  Real  Estate 
Exchange,  and  is  thoroughly  conversant  with  realty  values  in  Xew 


BUILDISG  ASD  ARCHITECTURE  IN  NEW  YORK 


York.  Mr.  Kirwan  ijosscssc^  a  wide  acquaintance  among  investors, 
l)uil(lers  and  ()])crat(ir>.  and  liis  knowledge  of  real  estate  is  so  com- 
jjlete  that  he  is  frequent])  retained  as  an  appraiser.  lie  maintains 
one  of  the  best  sxstems  1)\  whicli  ownership  and  values,  j^ast  and 
present,  of  properties  can  l)e  learned  for  his  own  advantage  and  that 
of  his  clients.  "Sir.  Kirwan  estal)]ishe(l  liis  husiness  in  iS()0,  Init  pre- 
vious to  that  he  was  connected  witli  real  estate  matters  as  an  agent 
and  in  negotiating  loans  wliicli  lie  still  continues  and  which  is  now 
an  important  feature  of  his  lousiness. 

Henry  G.  Leist. 

Mr.  Henry  (j.  I.eist  is  one  of  the  jiromincnt  real  estate  men  oper- 
ating in  the  upper  East  side  of  Xew  York,  in  that  district  com- 
monly known  as  \'orkville.  lie  has  heen  established  about  thir- 
teen years  in  that  localit\'  and  nnw  manages  a  large  agencv  Inisiness 
there.  As  a  broker,  .Mr.  Leist  has  extended  his  territory  until  it 
now  covers  a  greater  portion  of  Manhattan  Island.  He  keeps 
himself  thoroughly  posted  on  all  brokerage  transactions  and  has 
studied  values  of  realty  with  the  result  that  he  is  now  an  exjjert  ap- 
praiser. Mr.  Leist  operates  on  his  own  account  and  manages  an 
insurance  department  in  connection  with  his  real  estate  business. 
He  has  acted  as  broker  in  many  of  the  largest  sales  in  the  York- 
ville  district.    His  office  is  at  204  East  86th  street. 

Georg:e  D.  Lcnnon. 

Mr.  George  D.  Lennon,  of  X(x  1915  .Amsterdam  avemie,  has  been 
j)rominently  identified  with  Washington  Heights  realtv  ever  since 
the  movement  in  that  direction  began  some  years  ago.  To-day  he  is 
recognized  as  an  expert  apj^iraiser  in  real  estate  there,  and  has  acted 
in  a  large  number  of  condenmation  proceedings.  Ixnh  for  the  city 
and  private  individuals.  Mr.  Lennon  has  had  over  eleven  years  ex- 
perience and  during  that  time  he  has  figured  in  some  of  the  largest 
transactions.  He  combines  an  agency  business  with  his  general 
brokerage  in  which  he  gives  close  attention  to  the  management  of 
estates,  renting  of  properties  and  the  collections  of  rents.  Mr. 
Lennon  also  negotiates  loans  on  bonds  and  mortgages.  It  may  be 
added  that  Mr.  Lennon's  advice  on  Washington  Heights  realt\-  is 
much  sought  for  by  real  estate  brokers  who  are  not  in  touch  with 
the  movements  in  that  territory. 

Tames  L.  Libby  &  Son. 

James  L.  Libby  started  in  the  real  estate  business  in  1884,  on  the 
upper  West  Side.  For  several  years  he  did  the  largest  brokerage 
business  in  dwellings  in  that  section  of  the  city.  In  1887  he  formed 
a  partnership  with  Scott  Bros.,  the  name  of  the  firm  being  Libby  & 
Scott  Bros.    Its  ofifice  was  located  respectivelv  at  146  Broadway,  in 


204 


A  HISrOR)-  OF  REAL  ESTATE. 


the  F.<|uital)k'  I'.uiMino-.  ami  at  7.,  (  ,  .la;-  -Irert.  l-mni  tlu-  last  0^00 
the  Hnii  was  e.  )iii|)elle(l  t,,  nin\  e  nn  aceMunt  .  .f  the  huildin-  hein.!-- 
t(jni  down  to  make  room  for  the  (  Karini;  lloiise.  Seoit  ilros.  re- 
tired in  l8()l.  and  the  hrm  was  reorganized  a>  jame>  1..  l.ihhy  & 
Son.    The  present  oftiee  of  the  firm  is  at  Oi;  Lil)ert\  street. 

James  L.  Lil)l)\-  tK:  Son  do  a  t^eneral  real  estate  ljusiness,  hnt  deal 
more  particularly  in  business  properties.  They  were  instrumental  in 
the  erection  of  the  Mutual  Reserve  Building-,  at  Duane  street  and 
IJroadwav  and  the  Spinqler  Uuildinic:  in  L'nion  Scjuare.  To  Louis 
Sherry,  they  leased  the  ])ro|ierty  at  Forty-fourth  -treet  and  l^fth 
avemie,  for  a  term  of  t\\  ent\  -one  year.s.  (  )n  the  site  now  stands  the 
mai^nihcent  new  Sherr\'  lUiilding. 

lames  L.  Lihhx  »!v  Son  ]ilace  large  sums  of  money  on  bond  and 
mortgage. 

E.  H.  Lyons  Co. 

The  tendency  of  a  large  number  of  well-known  New  York  real 
estate  brokers  to  enter  the  comparatively  new  field  of  realty  in  the 
Borough  of  the  Bronx  leads  one  to  believe  that  it  will  be  the  centre 
of  the  real  estate  mo\-ement  in  the  next  few  years.  If  sucli  be  the 
case,  those  who  are  well  estal)lished  in  that  locality  and  have  been 
successful,  possess  a  great  future.  Among  that  class  we  do  not  hesi- 
tate to  place  the  enterprising  firm  of  E.  H.  Lyons  Co.,  of  Xo.  2778 
Third  avenue,  near  147th  street.  Mr.  Lyons'  experience  in  23d  and 
24th  Ward  realty  dates  back  over  seven  years.  He  has  been  actively 
engaged  on  his  own  account  for  the  past  year,  during  which  time  his 
record  of  sales  show  him  to  be  a  prominent  factor  in  the  realty  mar- 
ket.   He  deals  in  both  vacant  lots  and  improved  property.  , 

Henry  Marks. 

;\Ir.  Henry  Marks,  of  Xo.  2216  8th  avenue,  near  i20tli  street,  has 
alread}-  attained  a  proiuinence  in  Harlem  realty  circles  hy  reason  of 
his  activity  as  a  factor  in  many  transactions,  although  he  has  as  yet 
not  been  established  quite  three  years.  The  majoritv  of  his  broker- 
age business  is  transacted  in  Harlem,  from  72d  street  upwards,  as 
far  as  the  river.  '\\r.  Marks  is  an  untiring  worker  and  his  clients,  it 
may  be  remarked,  find  him  staunchly  true  to  their  interests,  with  the 
result  that  they  are  his  permanent  customers.  liesides  a  brokerage 
business  Mr.  Marks  also  manages  estates,  collects  rents  and  rents 
properties,  is  himself  the  owner  of  pro])ert  \ ,  thoroughly  reliable  and 
financially  responsible  in  everv  respect. 

A.  H.  Mathews. 

Mr.  A.  H.  Mathews,  of  No.  82  Nassau  street,  takes  rank  among 
the  old  established  real  estate  firms  in  this  citv.  The  business  was 
estalilished  in  185Q  by  the  father  of  the  present  owner  of  the  business, 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK. 


and  after  the  death  some  years  ago  of  the  elder  Mr.  Mathews  tlie 
concern  fell  to  his  son,  who  has  successfully  managed  it  ever  since. 
While  doing  a  general  real  estate  business,  the  firm  make  a  specialty 
of  the  management  of  estates  and  the  renting  of  down-town  business 
properties.  Mr.  Mathew  s  has  l)een  particularly  successful  in  secur- 
ing for  his  clients  a  good  class  of  tenants  and  has  the  reputation  of 
looking  out  for  the  interests  ol  l)oth.  Mis  extensixL-  ac(|uaintance 
among  investors  and  the  substantial  reputation  of  tlie  firm,  wliich 
he  has  maintained,  renders  him  an  excellent  medium  as  a  broker. 

Linton  B.  Matthews  &  Co. 

The  firm  of  Linton  I'..  Matthews  &  Co.  is  composed  of  Linton  B. 
INL-itthews  and  [.  ^McC  lennen.  They  are  engaged  in  a  general  real 
estate  business  in  all  that  the  term  embraces,  the  management  of 
estates,  rents  collected,  loans  on  bond  and  mortgage  and  general 
brokerage.  The  firm  represents  some  of  the  best  insurance  cr)m])a- 
nies,  comprehensively  known  as  fire,  plate  glass,  accident,  life,  bur- 
glary, steam  boiler  and  employers'  lial)ility.  As  real  estate  ])r(ikers 
and  agents  the  territory  covered  by  them  lies  between  59th  street  and 
Washington  Heights,  more  particularly  on  the  West  Side.  The 
firm,  although  established  but  a  year,  has  succeeded  in  securing  the 
agenc\-  of  several  well-known  flats  and  ai)artment  liouscs  and  a 
large  nund)er  of  private  dwellings.  (  )ftice,  .\"o.  31;  West  125th  street. 

Paul  Mayer. 

Among  the  high  class  realty  dealers  in  the  upper  ]iortion  of  Man- 
hattan Island,  there  are  none  whose  operations  show  a  more  thor- 
ough knowledge  of  realty  values  than  those  of  Mr.  T.-iul  Ma\  er,  of 
No.  251  West  135th  street.  He  has  rapidly  acquired  a  reputation 
among  his  fellow  brokers  as  being  most  energetic  and  conscientious 
in  his  operations.  Mr.  Mayer  combines  a  brokerage  and  agency 
business;  as  a  broker  he  makes  no  special  field,  but  maintains  an 
intimacy  with  all  transactions  and  movements  throughout  tin  citv. 
His  agency  business  is  largely  in  Harlem,  along  Columbus  aveinic 
and  the  streets  adjacent  thereto.  Mr.  Mayer  has  a  downtown  office 
in  No.  261  Broadwa)-,  by  which  he  keeps  in  touch  with  downtown 
realty  movements. 

George  W.  Mercer. 

The  real  estate  business  of  the  firm  of  (  ieorge  W.  Mercer,  of  No. 
266  West  23d  street,  was  established  in  1845.  ^^'^^  t'^^"  carried  on 
by  John  Denham,  in  whose  employ  Mr.  Mercer  was  at  that  time, 
with  whom  he  afterwards  entered  into  partnership.  In  1879,  after 
the  death  of  Mr.  Denham,  Mr.  Mercer  carried  on  the  business  in 
his  own  name.  He  has  been  greatly  successful  and  his  reputation 
for  reliability  is  widespread.    Mr.  Mercer  makes  a  specialty  of  rent- 


A  HISTORY  OF  REAL  ESTATE, 


inj;-  liiin>(,'s  ami  rolU'ctiiiL;  rents,  kc(.'|)ini;-  tin-  ])r()|)c'rl_v  in  ro|)air.  and 
his  cla->  (It  tcnant>  arc  the  boi.  lie  c,])erates  rliietiy  in  the  8th,  9th, 
lOtli,  _'()th  and  _'2(l  W  ards.  He  has  the  nianayeinent  of  estat;-s 
which  have  been  on  his  books  since  the  establislinient  of  Ids  firm. 

H.  T.  Metcalfe  &  Sons. 

The  founder  of  the  firm  of  H.  T.  Metcalfe  &  Sons,  of  No.  171 
Broadway,  who,  \vc  regret  to  state,  died  a  short  time  ago,  was  a 
widelv-known  resident  of  Staten  Island.  He  entered  the  real  estate 
trade  in  1886,  and  besides  making  a  specialty  of  Staten  Island  prop- 
erty, he  succeeded  in  working  up  a  moderate  business  in  New  "^'ork 
realty.  The  sons,  of  whom  there  are  three,  (ieorge,  Charles^and  H. 
T.,  are  energetic  and  shrewd  operators.  The  firm  have  been  instru- 
mental in  disposing  of  large  properties  on  the  island  and  have 
charge  of  Arrochar  Park,  on  which  they  are  building  five  houses. 

Edmund  S.  Mills. 

The  real  estate  trade  in  this  city  comprises  a  branch  of  dealers 
who  make  a  specialty  of  out-of-town  property  for  country  estates 
and  residences.  Probably  there  is  none  who  has  a  wider  or  more 
exclusive  patronage  in  this  class  of  real  estate  than  Mr.  Edmund  S. 
Mills,  of  479  Fifth  avenue.  Mr.  Mills  has  made  this  business  a  study 
for  thirty  years,  and  it  is  safe  to  say  there  is  none  more  thor- 
ough, nor  are  there  anv  dealers  who  can  of¥er  their  clients  such  a 
variety  and  choice  of  out-of-town  properties.  Through  the  Mohawk 
Valley,  in  the  Adirondack  Woods,  and  the  choicest  scenic  districts 
of  New  England,  Mr.  Alills  has  pre-eminentlv  the  l)est  to  be  had. 
Mr.  Mills  also  deals  in  liigli-class  town  ])roperty  on  l-'ifth  avenue, 
Madison  avenue,  Murray  Hill  and  Lenox  Hill. 

Knox  McAfee. 

Mr.  Knox  McAfee,  of  No.  242  West  23d  street,  is  one  of  the  best 
known  and  reputable  real  estate  dealers  operating  in  that  section  of 
the  city,  of  which  23d  street  is  the  centre.  He  has  been  established 
ten  years,  during  which  time  he  has  operated  both  as  a  broker  and 
agent.  His  agency  business  consists  of  the  management  of  estates 
of  wealthy  families,  and  to  this  department  he  pays  special  atten- 
tion. The  properties  which  are  residential  and  mercantile  are  lo- 
cated almost  entirely  on  the  West  Side.  He  has  been  particularly 
fortunate  as  a  broker,  his  success  being  due  to  his  thorough  knowl- 
edge of  realty  values  and  an  extensive  accjuaintance  among  investors. 

James  A.  McCloskey. 

Mr.  James  A.  McCloskey,  of  No.  263  West  Thirty-fourth  street, 
is  one  of  the  live  real  estate  agents  operating  in  the  West  Side.  His 


BUILDING  AXU  ARCHITECTURE  IX  XEir  YORK. 


field  as  a  broker  extends  from  Fifth  avenue  to  the  North  River  and 
from  Fourteentli  street  to  ( )ne  Hundred  and  Twenty-fifth  street. 
He  makes  a  speciahy  of  securing  good  sites  for  buil(Hng  investor^, 
and  his  intimate  knowledge  of  properties  renders  him  a  reliable 
source  of  information  to  them.  As  an  agent,  Mr.  ]\IcCIoskev 
handles  nothing  but  a  good  class  of  residential  property,  including 
apartment  houses  and  i)rivatc  dwellings  and  stores  and  lofts  on 
Seventh  and  Eighth  a\cnnc>.  His  record  as  a  broker  and  agent 
shows  him  to  be  extreniel\-  energetic  and  alive  in  that  now  keen  field 
of  realty  movement  in  Xew  York. 

Stephen  McCormick. 

Among  Harlem's  representative  high-class  real  estate  brokers  is 
Mr.  Stephen  McCormick.  of  Madison  avenue,  corner  East  129th 
street.  He  has  been  established  in  Harlem  for  the  past  four  years, 
although  for  sixteen  years  previous  he  had  been  identified  with  build- 
ers and  Xew  York  realty  men  bv  reason  of  his  connection  with  the 
Yellow  Pine  Company,  of  Beaver  street.  Mr.  McCormick  is  a  gen- 
eral real  estate  broker,  operating  througlujut  the  city,  and  manages 
property  in  all  sections.  He  has  a  clientele  to  whom  he  is  able  to 
transfer  some  of  the  best  realty  on  the  market.  He  is  most  thorough 
and  conscientious  in  his  business  princii)les,  and  never  endorses  a 
misrepresentation,  however  slight  it  may  be.  that  may  assist  him  in 
procuring  a  transfer  or  sale. 

McMahon  &  Welch. 

The  enterprising  real  estate  firm  of  McMahon  &  Welch,  of  No. 
65  West  125th  street,  is  composed  of  George  J.  McMahon  and 
Charles  J.  Welch.  Both  possess  a  thorough  knowledge  of  real 
estate  values  in  the  northern  ])art  of  the  city,  and  the  records  of 
their  sales  show  them  to  be  active,  energetic  and  successful.  The 
firm  was  established  in  1894,  and  although  of  comparativelv  recent 
origin  its  brokerage  business,  that  test  of  a  successful  broker,  is  one 
of  the  largest  in  Harlem.  The  field  of  their  operations,  while  to  a 
great  extent  located  above  59th  street,  is,  however,  bv  no  means 
confined  in  that  district.  A  separate  feature  of  the  business  is  that  of 
fire  insurance,  of  which  they  have  made  a  signal  success.  The  firm 
holds  the  Harlem  Branch  of  the  Norwich  Union  Fire  Insurance 
Society  of  England. 

G.  Nicholas. 

Mr.  G.  Nicholas,  whose  main  office  is  located  at  No.  1483  Broad- 
way, manages  an  extensive  real  estate  business,  which  comprises 
both  a  brokerage  and  agency  department.  He  has  been  promin- 
ently identified  with  New  York  realty  for  the  past  fifteen  vears,  and 
besides  buying  and  selling  for  others,  he  operates  largelv  on  his  own 


208 


A  HISTOKY  Of  REAL  ESTATE, 


acoMUiU.  .\>  a  1>rMk(r,  Mr.  Xirln  ilas  ()])rratc's  t<>  a  '^vvM  extent  in 
'.Ik-  rcMilnuial  an.l  mniincn-ial  disincN  m  tlu-  WcM  Sulr  iVoni  I'nxn- 
titaiih  siix-ri  11))  in  (  )iu'  Hundred  and  I- ilt \ -I'lltli.  He  lla^  l)een  par- 
tieularh  sneet>sl'ul  in  tindin^  |)urella^ers  for  old  business  and  ajtart- 
nu'Ut  |)ro])ert\  .  an  a.L;ent  .Mr.  Xieliolas  niana,i4'e.s  estates  from  34tli 
street  up  to  and  alonj^;'  the  l)orders  of  (  entral  i'ark.  .\  branch  office 
is  located  in  No.  617  Seventh  avenue. 

Joseph  Oatman. 

Mr.  Josepli  (Jatman,  of  Xo.  135(1  r.road\\a\  .  ]io>^esses  an  experi- 
ience  extending  over  ei.yliteen  \  ears  in  the  real  (  state  business  in  that 
section  of  the  city  on  the  W  est  Side,  betw  een  34th  and  SQtli  streets. 
He  was  formerly  connected  with  .Mr.  S.  Al.  IHakely.  in  whose 
office  he  acquired  a  coni])lete  knowledge  of  realty  values  in  the 
section  referred  to.  In  1S92,  Mr.  (  )atnian  opened  an  office  on  his 
own  aceoimt,  and  by  his  energetic  application  to  ljusiness  he  has 
succieded  in  establishing  a  brokerage  business  unsurpassed  by 
any  of  the  Long  .\cre  Scjuare  brokers.  Brokerage  is  Mr.  Oatman's 
s])ecialty,  and  as  an  appraiser  in  the  locality  named  he  cannot  be 
ini])roved  upon. 

J.  H.  Oeters  &  Co. 

Real  estate  dealers  on  the  West  Side  from  29th  street  northward 
are  reputed  to  be  the  most  active  in  the  metropolitan  realty  arena. 
Prominent  among  the  active  firms  is  that  of  J.  H.  Oeters  &  Co.,  of 
Central  Park  West,  and  104th  street.  Mr.  Oeters  has  divided  his 
business  under  two  heads.  The  brokerage  business,  over  which  he 
has  control,  and  which  made  him  prominent  in  many  realty  transac- 
tions, particularly  in  Harlem.  His  son,  Henry  M.  ( )eters,  a  member 
of  the  firm,  has  charge  of  the  collection  of  rents,  renting  and  manage- 
ment of  estates.  Mr.  J-  H.  Oeters  has  dealt  largely  in  improved 
property  as  well  as  unimproved,  the  latter  of  w  hich  he  has  been  par- 
ticularly fortunate  in  disposing  to  builders,  by  wdiom  he  is  considered 
a  high  authority  in  real  estate  matters.  Mr.  iM-ederick  Schlueter  is 
also  an  active  member  of  the  firm. 

Pease  &  EIHman. 

The  com])aratively  new  firm  of  Pease  &  Elliman.  532  5th  avenue, 
are  the  successors  of  the  oldest  real  estate  business  in  that  district. 
Both  members  of  the  firm,  Lawrence  I!.  Elliman  and  Walter  A. 
Pease.  Jr..  are  energetic  young  men  and  thoroughly  experienced 
in  metropolitan  realty.  They  make  a  specialty  of  5th  avenue  general 
real  estate,  and  have  done  one  of  the  largest  businesses  in  their 
neighborhood  during  the  past  year  in  renting  and  selling.  They  have 
already  many  large  estates  on  their  books,  and  their  extensive  ac- 
quaintance in  that  district  will  doubtlessly  add  much  to  their  suc- 
cess. The  office  is  centrally  located,  opposite  Delmonico's.  Mr..N. 
W.  Riker,  of  the  old  firm,  is  still  associated  with  the  new  firm  of 
Pease  &  Elliman. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


R.  Pehlemann  &  Son. 

The  firm  of  R.  Pehlemann  &  Son,  of  Xo.  493  Columbus  avenue,  is 
one  of  the  oldest  real  estate  firms  in  the  city,  having  been  established 
in  1868.  The  firm,  which  consisted  of  Rudolph  Pehlemann,  oper- 
ated in  East  Side  property  in  the  commencement  of  its  career,  with 
the  office  at  57th  street  and  at  55th  street  and  Third  avenue.  From 
there  he  moved  to  14th  street,  but  seeing  the  possibility  of  Columbus 
avenue  as  a  mercantile  thoroughfarCj  he  moved  to  that  locality.  The 
firm  now  makes  a  specialty  in  corner  property,  both  mercantile  and 
residential.  It  has  unquestionably  made  larger  sales  in  that  class  of 
realty  than  any  other  dealer  in  competition  in  that  locality.  Besides 
this  specialty  the  firm  does  a  large  general  brokerage  business  on  the 
West  Side  and  the  upper  West  Side.  Rudolph  Pehlemann,  Jr.,  is  as- 
sociated with  his  father  as  his  partner.  The  firm  also  manage  es- 
tates, which  have  been  in  their  control  for  many  years. 

Pell  &  Sutphin. 

Although  the  firm  name  of  Pell  &  Sutphin,  of  No.  509  Fifth  ave- 
nue, is  comparatively  new  in  New  York  real  estate  circles,  yet  the 
individuals  composing  it  are  men  long  and  most  favorably  known 
to  the  trade.  The  firm  is  composed  of  H.  Archie  Pell,  S.  Osgood 
Pell  and  W'illiam  F.  Sutphin.  A  partnership  was  formed  on  January 
I,  1898,  between  .Mr.  S.  (  )sgood  Pell  and  William  L.  Sutphin,  and 
subsequently  11.  Arcliic  I 'ell,  the  well-known  real  estate  dealer,  en- 
tered the  partner.ship,  tlius  giving  it  additional  strength.  Facli  mcm- 
\k  v  is  a  s])ecialist  in  the  various  branches  of  the  realt}-  trade,  and  there 
is  no  (|uestion  Init  that  the  firm  will  become  an  important  factor  in 
Metropolitan  real  estate  circles.  The  estates  formerly  managed  by 
the  individual  members  of  the  firm  consisting  of  high  class  realty  in 
all  parts  of  the  city  are  now  managed  under  one  department.  Brok- 
erage and  loans  are  also  specialized,  thus  afTording  better  results  to 
all  concerned. 

L.  J.  Phillips  &  Co. 

The  real  estate  firm  of  L.  J.  Philli])s  &  Co.  was  established  in 
1876.  It  is  one  of  the  large  expert  real  estate  firms  in  this  city,  com- 
bining an  extensive  brokerage  agency  and  auctioneering  business. 
The  members  of  the  firm  are  Louis  J.  Phillips,  senior,  D.  L.  Phillips 
and  Lewis  Phillips.  The  founder  of  the  business,  Mr.  Louis  J.  Phil- 
lips, senior,  is  recognized  as  one  of  the  leading  experts  in  New  York 
realtv.  His  knoAvledge  of  values  has  been  frequently  called  to  the  aid' 
of  the  city,  corporations  and  private  individuals  in  all  the  large  ap- 
praisals made  for  many  years  past.  As  brokers  the  firm  operate  over 
the  entire  Manhattan  Island  and  in  the  Twenty-third  and  Twenty- 
fourth  Wards.  As  agents,  it  manages  many  larg-e  estates,  both  re- 
garding the  renting  and  collections  of  rents  and  their  entire  super- 
vision. The  downtown  office  is  located  in  No.  158  Broadway  and  the 
uptown  office  at  72d  street  and  Columbus  avenue. 
14 


210 


A  HISTORY  OF  REAL  ESTATE, 


Homer  W.  Presdee. 

Among"  the  representative  real  estate  dealers  in  the  uj^per  portion 
of  the  West  Side  of  the  eily  is  :\lr.  Homer  W.  I'resdee,  of  Xo  401 
W'e^t  50th  street.  C'c )inl )inin!^-  an  a,i;'ene_\-  and  brokerage  bnsiness, 
Mr.  I'resdee  is  regarded  as  one  of  the  best  (i])erators  in  the  locality 
whieh  he  covers.  He  devotes  nmre  nf  time  and  study  to  the 
brokerage  department,  however,  tlian  to  the  agency  l)usiness.  He 
has  maintained  a  close  relationshi]>  witli  all  realty  movements  ii! 
the  upper  West  Side,  and  his  advice,  both  in  matters  of  appraisal., 
and  the  choice  of  sites  for  business  or  residential  purpose,  has  been 
much  sought  for  by  investors.  ]\lr.  i'resdee  has  frequently  acted  as 
ajjpraiser  for  private  individuals  and  corporations. 

The  William  P.  Rae  Co. 

The  William  P.  Rae  Company  was  incorporated  under  capitaliza- 
tion of  $50,000  in  1890,  to  continue  the  general  real  estate  business 
in  the  management  of  property  and  estates,  and  auctioneers  in  Real 
Estate  Exchange.  Mr.  Rae,  who  is  president  of  the  company,  while 
a  voung  man,  has  been  established  as  broker  and  auctioneer  in 
Brooklyn  since  1879. 

This  company,  aside  from  their  large  clientele  in  the  management 
of  property,  have  been  most  active  in  the  management  in  the  de- 
velopment of  Sea  Gate,  transforming  what  was  Icmiw  ii  a>  Xorton's 
Point  into  a  most  beautiful  select  seashore  resident  .'^cttlenK■nt.  'J'he 
company  is  representeil  in  the  directory  of  the  Norton  Point  Land 
Com])any.  New  I'trecht  I m])r()venient  Company,  and  Sea  Gate 
Improvement  Conipanw  The  business  offices  are  located  at  203 
Montague  street  and  3<)4  (iates  avenue,  ISrooklyn. 

Thos.  L.  Reynolds  &  Co. 

The  finn  of  Thomas  L.  Reynolds  &  Co., of  corner  of  Lenox  avenue 
and  135th  street,  is  one  of  the  largest  operators  in  West  Side  Harlem 
])nipcrtv.  The  l)usiness  was  established  by  Mr.  Thos.  L.  Reynolds 
in  iSSo,  ;mil  CMinhicted  for  some  time  at  Colum-bus  avenue  and 
! 041)1  street>.  Mr.  Reynolds  has  sold  a  very  large  amount  of  prop- 
erty from  West  59th  street  along  the  Heights,  and  on  W' est  Side  ave- 
nues and  the  adjoining  side  streets.  His  business  done  for  the  past 
decade  has  netted  hiiu  commission  and  profits  of  $40,000  to  $60,000 
a  year.  A>  an  agent,  lie  manages  property  in  the  locality  covered  by 
himself  as  a  Ijroker.  .Mr.  Reynolds  operates  largely  on  his  own  ac- 
count and  is  known  to  be  one  of  the  shrewdest  of  our  Harlem  oper- 
ators. 

T.  B.  Robertson. 

Mr.  Til.. mas  I'.rand  Robertson,  whose  ofifice  is  located  in  the 
Mutual  liaiik  Ihiilding.  corner  Eighth  avenue  and  Thirtv-fourth 
street,  possesses  an  actual  experience  of  over  twentv  vears  in  New 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  211 

York  circles.  During  his  career  he  has  merited  and  maintained  the 
confidence  of  a  large  clientele  in  his  management  of  estates,  as  an 
agent,  executor  and  in  other  fiduciary  capacities.  Air.  Robertson  has 
a  keen  appreciation  of  values,  and  in  his  long  experience  has  suc- 
cessfully negotiated  for  investors  and  corporations  many  large  and 
important  transactions.  He  is  also  agent  for  several  insurance  com- 
panies, also  conducts  a  general  insurance  brokerage  business. 

Douglas  Robinson  &  Co. 

Of  the  many  real  estate  firms  in  Xew  York,  that  of  Douglas  Rol)- 
inson  &  Co.  has  always  been  considered  in  the  first  rank,  both  on 
account  of  the  large  amount  of  city  property  which  cliangcs  hands 
through  their  offices,  and  because  of  the  large  estates  in  Xew  York 
wliich  they  manage.  They  also  pay  special  attention  to  the  appraisal 
(if  city  jiidprrty.  Mr.  Douglas  Robinson,  the  senior  member,  has  a 
large  acciuaintance  among  the  best  class  of  investors,  and  the  firm 
is  thoroughly  equipped  for  the  transaction  of  business  through  their 
two  large  offices  at  55  Liberty  street,  corner  of  Nassau,  and  at  500 
Madison  avenue,  corner  of  52d  street.  The  junior  member  is  Mr. 
Frederick  Winant,  who  has  charge  of  the  uptown  office. 

Wm.  J.  Roome. 

The  real  estate  business  carried  on  by  William  J.  Roome.  at  410 
6th  avenue,  is  one  of  the  oldest  in  the  city,  having  been  established  in 
1852,  by  the  father  of  the  present  pro|)rietor.  Air.  Roome  entered 
his  father's  firm  and  studied  Xew^  York  real  estate  in  all  its  branches. 
On  his  father's  death,  the  firm  became  known  as  W.  H.  Roome's 
Son,  which  was  afterwards  changed  to  W.  J.  Roome.  Mr.  Roome 
pays  special  attention  to  transactions  with  investors  and  investment 
property.  His  knowledge  of  real  estate  is  so  widespread  that  he  is  in 
constant  demand  as  an  appraiser  for  institutions  and  the  legal  frater- 
nity. Air.  Roome  is  one  of  the  founders  of  L'niversity  Heights,  and 
is  a  graduate  of  the  University  of  the  City  of  Xew  York,  of  the  class 
of  '78. 

Ruland  &  Whiting'. 

The  list  of  well-known  Xew  York  real  estate  dealers  would  not  be 
complete  without  the  name  of  Ruland  &  ^^■hiting,  of  No.  5  Beek- 
man  street.  This  firm  has  been  established  for  over  thirty-one  years 
in  its  present  location.  It  has  sold  a  large  amount  of  valuable 
land  in  the  office  district,  from  Wall  to  Duane  street,  although  its 
operations  have  by  no  means  been  confined  to  this  district.  The 
members  of  the  firm  are  Alanly  A.  Ruland,  William  H.  Whiting  and 
Irving  Ruland ;  the  latter  is  a  member  of  the  Real  Estate  Exchange 
and  Board  of  Brokers,  while  Air.  \\'hiting  is  a  member  of  the  Ex- 
change and  Treasurer  of  the  Aletropolitan  Realty  Co.,  having  its 
office  with  this  firm. 


212 


A  HISTORY  OF  REAL  ESTATE, 


Charles  E.  Schuyler  &  Co, 

Mr.  Charles  E.  Schuyler,  of  No.  967  Boulevard,  it  is  generally 
conceded,  is  the  most  prominent  real  estate  dealer  in  the  upper 
west  end  of  the  city.  His  first  office  was  located  at  71st  street  and 
Columbus  avenue,  when  houses  were  most  scarce  in  that  locality. 
He  was  the  first  in  that  field,  and  to  his  efforts  much  of  the  rapid 
and  solid  development  of  Columbus  avenue  and  adjacent  streets  is 
due.  A  few  years  ago  he  entered  again  as  a  pioneer  in  Morning- 
side  Heights  realty  and  has  contributed  greatly  to  the  development 
in  high  class  residential  property  along  Riverside  Drive,  West  End 
avenue,  the  Boulevard  and  Morningside.  Mr.  Schuyler's  knowledge 
of  values  in  that  locality  is  so  thorough  that  his  appraisals  are  con- 
sidered as  final.  The  business  is  now  conducted  under  the  firm  name 
of  Charles  E.  Schuyler  &  Co.,  incorporated,  near  107th  street. 

Sharrott  Brothers. 

Among  Harlem's  high  class  real  estate  brokers  is  the  firm  of  Shar- 
rott Brothers,  of  2164  7th  avenue,  near  128th  street,  from  whence 
they  removed  May  ist  to  more  desirable  and  accessible  quarters,  2088 
7th  avenue,  near  125th  street  (Hotel  Winthrop).  Chas.  F.  Sharrott 
and  Frank  R.  Sharrott  compose  the  firm,  and  operate  both  a 
brokerage  and  agency  business.  Mr.  Charles  F.  Sharrott  makes  a 
specialty  of  the  exchange  of  properties,  in  which  branch  he  is  quite 
successful,  while  Frank  R.  Sharrott  gives  attention  to  the  sale  of  va- 
cant lots  with  loans  to  builders.  The  renting  department  is  in  charge 
of  Edgar  Sharrott,  who  acquired  his  knowledge  of  this  branch  of 
the  business  through  an  apprenticeship  of  several  years  in  a  promi- 
nent downtown  ofhce.  The  field  where  the  firm  has  operated  to  a 
large  extent,  is  in  upper  West  Harlem  and  Washington  Heights. 
Both  members  of  the  firm  are  men  of  sound  business  judgment  and 
integrity. 

They  are  thoroughly  conversant  with  realty  values  in  the  districts 
where  they  specially  operate. 

Henry  W.  Sherrill. 

Prominent  among  Brooklyn's  realty  dealers  who  have  contrib- 
uted to  the  development  and  settlement  of  some  particular  portion  of 
the  city  of  Brooklyn  stands  Henry  W.  Sherrill,  whose  main  office  is 
located  in  No.  13  Willoughby  street,  Brooklyn.  Mr.  Sherrill  is  both 
a  broker  and  agent  but  it  is  by  reason  of  his  successful  management 
of  the  large  estate  of  John  Lefifert  that  he  is  so  prominently  identified 
with  Brooklyn  real  estate  matters.  In  the  Twenty-ninth  Ward  adja- 
cent to  the  beautiful  I'rn^prct  I'ark,  Mr.  Sherrill  has  developed  the 
property,  sold  lots  nn  w  hicli  modern  houses  of  the  highest  type  have 
been  erected,  and  l)v  his  wide  acquaintance  among  investors  has 
succeeded  in  ])rocuring  purchasers  for  the  buildings.  He  is  a  thor- 
ough student  of  the  trend  of  realty  movements,  and  his  advice  in 
matters  of  investment  in  property  is  much  sought. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


T.  W.  ShotwcII. 

Among  the  careful  and  considerate  real  estate  brokers  operating 
to  a  greater  extent  in  Harlem  than  elsewhere  is  Mr.  T.  W.  Shotwell, 
of  No.  291  Lenox  avenue,  near  125th  street.  Mr.  Shotwell  has  a 
long  experience  in  New  York  realty,  an  experience  extending  over 
fifteen  years,  and  his  knowledge  of  the  fluctuations  in  values  of 
realty  and  its  present  value  is  of  the  highest  type.  He  operates  gen- 
erally above  72d  street,  although  he  frequently  transacts  sales  below 
14th  street,  as  his  records  will  show.  He  is  a  successful  broker 
mainly  because  he  keeps  in  touch  with  the  market  and  knriws  what 
can  be  sold  and  with  whom  the  property  can  lie  best  placed.  His 
clientele  embraces  many  Iniilders  and  ])rivate  investors.  Mr.  Shot- 
well  is  an  energetic  broker,  and  is  thoroughly  conversant  with  all 
matters  pertaining  to  real  estate. 

E.  de  Forest  Simmons. 

Mr.  E.  de  Forest  Simmons,  of  No.  i  East  58th  street,  is  a  real 
estate  broker  and  agent.  In  the  former  branch  of  the  business 
Mr.  Simmons  operates  for  his  wealthy  clients  in  residential  propertv 
and  business  propertv  for  investment.  In  this  line  he  has  secured  in 
realty  investments  large  amounts  of  funds,  not  only  for  New  York 
investors,  but  also  for  Boston  and  San  Francisco  clients.  In  con- 
nection with  a  partner,  he  sold  the  site  of  the  American  Surety  lluild- 
ing,  on  Pine  street  and  Broadwav,  a  sale  involving  one  and  one-half 
million  dollars.  As  an  agent  he  handles  desirable  properties  in  Fifth 
avenue,  Murra\-  Hill  and  Lenox  Hill.  He  is  a  careful  and  pains- 
taking business  man  and  has  frequentlv  figured  in  some  large  trans- 
actions. 

Allen  W.  Smith. 

Allen  W.  Smith,  No.  252  West  14th  street,  has  conii)leted  exten- 
sive alterations  to  his  building.  No.  252  West  14th  street,  one  door 
east  of  Eighth  avenue,  and  lias  removed  his  office  thereto,  where 
he  has  largeh^  increased  facilities  for  l(,a>ing,  renting,  collecting, 
selling,  managing  and  exchanging  all  chisses  of  real  estate,  and  of  ef- 
fecting loans  on  l)ond  and  mortgage.  A  renting  experience  of 
twentv-eight  \  ears,  the  last  eighteen  of  which  he  has  rented  and  is 
still  renting  property  of  different  branches  of  the  Astor  estate,  may 
be  considered  a  sufficient  guarantee  of  his  integrity  and  ability.  It 
can  be  readily  seen  that  all  property  placed  in  Mr.  Snnth's  office  for 
renting,  collecting  or  management  will  receive  the  full  benefit  of  a 
long  experience  and  perfected  methods.  He  has  also  secured  the 
agency  of  many  of  the  best  and  most  reliable  insurance  companies, 
and  he  is,  therefore,  in  a  position  to  make  the  most  favorable  terms 
on  all  classes  of  insurance — fire,  life,  accident  and  plate-glass.  He 
has  made  it  a  special  point  in  his  business  that  all  orders,  delivered 
personally  or  by  mail,  for  selling,  l)uying,  exchanging  or  renting 


214 


A  HISTORY  OF  REAL  ESTATE, 


property,  or  for  insurance,  or  for  loans  on  bond  and  mortgajje,  shall 
be  pronii)tl\  attt-nded  to. 

Frank  E.  Smith. 

Mr.  PVank  E.  Smith,  of  Xo.  35  Nassau  street,  has  been  connected 
with  the  projecting-  element  both  in  real  estate  and  general  contract- 
ing- in  New  York  for  the  past  eighteen  years.  During  that  time  he 
devoted  himself  to  building  on  a  specidative  basis.  lie  built,  to  a 
great  extent,  in  Harlem.  For  the  ])ast  few  \  ears  he  lias  ])aiil  ])artic- 
ular  attention  to  realty  movements  below  b'ortx-second  street,  be- 
tween Eighth  and  Tliird  avenues.  He  makes  a  specialty  of  promot- 
ing new  buildings,  and  his  advice  is  sought  for  when  a  firm  or  cor- 
poration are  contemplating  improvements,  particularly  in  the  mer- 
cantile districts,  between  Twenty-third  and  Forty-second  streets. 
His  wide  experience  in  real  estate  greatly  aids  him  in  procuring  and 
influencing  investments. 

Thomas  C.  Smith. 

]\Ir.  Thomas  C.  Smith  is  a  real  estate  broker  and  appraiser.  Mr. 
Smith  belongs  to  the  higher  class  of  realty  brokers  in  Xew  York, 
who  have  made  New  York  realty  a  subject  of  research  and  study 
with  result  that  they  have  become  experts  in  values.  Mr.  Smith  has 
been  prominently  identified  with  realtv  transactions  since  1886.  He 
has  made  no  special  district  his  field  of  operations,  but  has  covered 
the  entire  island,  from  the  flattery  to  High  Bridge.  There  is  prob- 
ably no  ward  in  New  York  proper  in  which  Islr.  Smith  has  not  sold 
or  purchased  property.  In  appraisals  he  has  very  frequently  been 
called  to  act  for  owners  and  corporations  in  all  parts  of  the  city. 
His  ofifice  is  in  No.  iii  Broadway. 


Stabler  &  Smith. 

Among  the  old  and  well  established  firms  operating  on  Columbus 
avenue  the  firm  of  Stabler  &  Smith,  of  No.  674  Columbus  avenue, 
ranks  high,  not  only  in  the  comparative  duration  of  its  establishment, 
but  in  the  amount  of  business  done.  The  firm  is  composed  of  Mr. 
Walter  Stabler,  whose  ofifice  for  some  time  was  located  downtown  in 
the  mercantile  district,  and  Mr.  L.  M.  Smith.  Both  are  practical 
and  experienced  real  estate  men.  They  make  no  distinctive  specialty 
in  their  business,  combining  their  brokerage  and  agency  depart- 
ments, and  giving  each  their  proper  share  of  attention.  In  the  brok- 
erage department  they  number  among  their  clients  builders,  private 
and  corporate  investors,  while  as  agents  they  manage  apartment 
houses,  stores  and  tenements  along  Columbus  avenue  and  side 
streets.    The  firm  has  been  established  eig'ht  years. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  215 


John  B.  Streeton. 

There  is  a  branch  of  the  real  estate  business  which  confines  itself 
almost  exclusivelv  ti)  tlie  rentinir  nf  mercantile  IniildinQS.  offices  and 
lofts.  In  this  branch  there  pniljably  no  lar.ijer  (ii)eratr)r  than  2\Ir. 
John  JJ.  Streeton,  of  Xo.  15J  Mmadway.  Mr.  Streeton  has  had  an 
extensive  experience  in  this  particular  line  of  the  realt\  bu-iness 
and  is  thoroughly  familiar  with  its  details.  The  tield  in  which  he 
operates  lies  downtown  below  Houston  street,  in  which  he  lias  a 
large  number  of  stores,  offices  and  !■  )tt-,  and  1  if  many  1  if  w  hicli  he  has 
full  control.  On  so  large  a  scale  doe-  he  transact  hi-  busine--  tliat 
there  is  no  question  Imt  that  he  i-  able  to  hi!  tlie  want-  of  a  client, 
no  matter  wdiat  the  conditiim-  and  circuni-tances  are.  1  lie  bu-iness, 
in  which  he  hini>elf  ha>  liad  o\  er  t\\  ent_\ -f(.)ur  year^'  experience,  has 
been  established  fort\-  \ears. 

Strong:  &  Ireland. 

This  well-known  firm  of  realty  brokers  wa-  e-talili-hed  in  June, 
1894.  the  copartnership  being  formed  of  Mr.  j.  M ontL;onier\"  ."strong 
and  J.  de  Courcy  Ireland.  Each  had  ])o>>e>>ed  a  thorougli  training 
and  ripe  ex])erience  necessary  for  a  downtown  real  e-tate  dealer. 
The  firm  was  able  to  combine  all  features  of  the  real  (..-tate  bu-iness. 
As  brokers  they  operate  over  the  entire  Islanil  and  are  able  lo  ^ive 
expert  testimony  in  appraisals.  Their  agency  departments 
are  no  small  feature  of  the  business  of  managing  e-tate-  and  collect- 
ing rents  in  ditferent  parts  of  the  city.  They  kee]i  a  record  of  e\  ery 
sale,  transfer,  lien  or  mortgage  filed.  >o  that  they  are  intimately  in 
touch  with  every  movement.  Their  addre--  i>  X(.).  60  Liberty. 

F.  G.  Swartwout  &  Co. 

F.  G.  Swartwout  &  Co.,  of  157  East  125th  street,  have  been  oper- 
ating in  Xew  Yi  irk  realty  for  the  past  twenty  years.  The  com])any 
have  an  extensive  brokerage  business  throughoiU  the  entire  city, 
although  to  a  great  extent  they  have  ojierated  in  the  Twelfth, 
Twenty-third  and  Tweni> -fourth  War-Is.  In  Harlem.  \\  e-:clie-ter 
county  and  X'ew  York's  annexed  district  the  company  ai-e  ])articu- 
larly  well-known,  and  manage  a  large  portion  of  a  desirable  class  of 
property  in  those  locations.  As  agents  they  rent  and  collect  rents 
of  estates  throughout  the  citv.  V .  G.  Swartwout  is  a  member  of  the 
Real  Estate  Exchange  of  Xew  \'ork  and  is  considered  a  shrewd 
realty  operator.  The  compan\-  -tud\-  all  sales,  tran-fers  and  realty 
movements  and  are  thoroughh  w  ell  posted  in  ^"alue^  of  properties. 
Mr.  E.  G.  Swartwout  is  ver\  fre<|nentlv  retained  b\  ci\ic  authorities, 
institutions  and  cor])orations  as  an  a]iiirai>er  in  their "1  lehalf. 

Thomas  &  Eckerson. 

Among  the  highest  class  real  estate  firms  in  the  city  is  that  of 
Thomas  &  Eckerson,  of  X'o.  7,5  West  30th  street.    The  firm  is  com- 


2l6 


A  HISTORY  OF  REAL  ESTATE, 


posed  (if  William  II.  'riioiiias  and  John  C.  R.  Eckerson,  both  of 
whom  arc  hii^hly  cslt'cmc-d  in  .\\\v  York  reahy  circles.  The  part- 
nership was  fornu'd  in  iXKo,  and  since  that  time  the  firm  has  been  en- 
ga^'ed  in  an  (.-xtensive  jjmkera^e  and  ac;-enoy  business,  and  also  man- 
ages an  insurance  departnicni.  As  brokers,  the  firm  makes  no  spe- 
cial held  n<ir  deals  in  any  particular  kind  of  realty :  the  records  of 
their  sales  show  the  | )i-o| ,ei-tie>  to  be  located  from  the  liattery  to 
]  larleiu.  Thonia^  1-A'ker^on  ha\  e  made  a  specialty  of  the  manage- 
ment of  estates. 

Thompson  &  Pryor. 

The  firm  of  Tlioni])s(>n  iK:  I'ryor  succeeded  that  of  Joihn  M. 
Thom])son  iX:  (_'o.  six  innnths  a-o.  li  is  composed  of  John 
ThomiKson  and  S.  .Morris  I 'r\ nr.  loi-nu  rly  a  partner  of  D.  Phoenix 
Ingraham  &  Co.  The  l)u>ine>>  of  the  firm  consists  of  expert  bro- 
kerage appraisals  and  auctioneering.  .Mr.  Thompson  is  a  tliorough 
student  of  high-class  realt\'  niovenient>  and  o])erates  among  the  best 
class  of  investors.  He  has  made  a  particular  study  of  the  mercantile 
realty  below  14th  street.  In  this  market  he  is  an  authority  and  is 
frequently  consulte<l  b\-  fellow  brokers  before  transactions  are  com- 
pleted. He  is  a  nienil.cr  of  the  Real  Estate  Board  of  Auctioneers. 
Mr.  Pryor  is  a  ])ractical  real  olate  man  of  wide  experience  and  is 
well  posted  in  all  really  movements.  Their  address  is  Xo.  7  Pine 
street. 

W.  W.  Thompson. 

Air.  W.  W.  Thom])>on,  whose  oihce  is  located  in  the  Xational 
Park  J'.ank  Huilding,  .\os.  214  and  2 if)  llroadway.  is  a  reiM-esentative 
real  estate  dealer  of  this  city  who  has  accunuilated  a  large  and  val- 
uable record  of  transactions  covering  many  \  ear.s.  He  was  a  client  of 
the  late  E.  H.  Ludlow  and  Homer  Morgan,  and  his  knowledge 
of  \  alnes  ])articularl\  in  re^ideiuial  cpiarters  of  Xew  ^'ork  is  most 
auihoritati\-e.  .Mr.  Thoni]),son  jiaws  s])ecial  attention  to  his  brokerage 
and  ap])raisal  del )artments,  for  these  he  regards  as  the  most  im- 
portant ftalures  of  his  business.  He  is  a  Commissioner  of  the 
Bureau  of  .street  1  ipenings.  Mr.  Thompson  is  a  successful  o])erator 
having  been  buyer  and  ow  ner  by  inheritance  of  many  properties  on 
Murray  I  lill.  the  lower  W  all  street  section  and  tracts  of  land  now  a 
portion  of  Creater  Xew  Vovk. 

A.  E.  Thomson. 

Among  the  brokers  who  are  known  to  buy  and  sell  large  parcels  of 
land  and  high-class  imj)roved  realty  in  Harlem,  Air.  A.  E.  Thomson, 
of  X^o.  29  East  125th  street,  is  undoubtedly  one  of  the  most  promi- 
nent. Air.  Thomson  has  been  established  four  vcars  in  business  on 
bis  own  account,  although  his  active  ex])erience  in  Harlem  proj^erty 
antedates  that  ])crio(l  by  several  \  ears.  Air.  Thomson  makes  a  spe- 
cialty in  his  general  real  estate  business  in  that  he  finds  himself 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


peculiarly  adapted  for  the  selling  and  exchanging  of  realty.  He 
deals,  to  a  great  extent,  with  heavy  operators.  He  knows  Harlem 
realty  values,  as  a  large  operator  must  of  necessity  know  them,  and 
his  personal  qualities  as  a  broker  make  his  transactions  nearly 
always  successful.  He  negotiates  building  loans  and  advances 
money  on  bond  and  mortgage. 

Stephen  H.  Tyng-,  Jr. 

Stephen  H.  Tyng,  Jr.,  is  one  of  the  prominent  members  of  the 
real  estate  profession.  Eleven  years  ago  he  opened  his  first  office 
at  25  Pine  street,  which  he  still  retains  as  a  branch  office.  His 
headquarters  at  the  present  time  are  in  the  Hartford  IWnlding,  Xo. 
41  Union  square  West.  :\Ir.  Tyng  confines  himself  to  tlic  care  and 
management  of  estates,  and  deals  in  liigli-class  hu.sincss  property 
exclusively.  Hi.s  name  has  ])ccn  connected  witli  many  large  oper- 
ations. .Vmong  Iiis  transactions  \va^  tlie  sale  for  Meyer  Kahn  of 
the  Daniel  Drew  property,  at  tlie  corner  of  T-th  street  and  I'.road- 
way,  to  the  W'ad^N  ortli  estate,  .^ul  .se(|Uently  lie  was  responsil)le 
for  the  tearing  down  of  ilie  old  Drew  mansion  and  the  construction 
and  the  leasim^-  of  the  new  Hartford  Building  on  that  site,  notable 
as  a  particularly  successful  uptown  office  building.  Mr.  Tyng's 
clientele  is  one  of  the  largest  and  wealthiest  in  the  city. 

S.  R.  Walker. 

Among  the  enterprising  real  estate  men  operating  extensively 
across  the  Harlem  River,  Mr.  R.  W  alker.  of  \o,  74S  l-.ast  138th 
street,  ranks  undoubtedly  among  the  I'Henio-t.  To  lii-^  efforts  the 
rapid  development  of  real  e-^tale  \-aliie^  oi  that  •-eeiion  ln.tli  in  its 
residential  and  business  district^  al".\e  iJ3tli  -treet  on  the  I'ast 
Side  is  mainly  due.  He  is  in  intimate  toiu  li  with  the  inan\  in\  est- 
ors,  builders  and  architects  interested  in  that  locality  and  his  thor- 
ough knowledge  of  realty  values  often  directs  realtv  mo\-ements. 
Resides  his  large  brokerage  Inisiness,  ^Ir.  \\"alker  manages  an 
agenc\-  department  in  which  the  care  and  full  management  of  busi- 
ness and  residential  property  enters.  He  also  negotiates  mortgages 
and  is  an  expert  appraiser  in  the  many  classes  of  properties.  Pos- 
sessing branches  in  different  sections  he  keeps  well  in  touch  with 
the  demands  of  his  clients. 

S.  de  Walltearss. 

Mr.  S.  de  Walltearss,  of  Xo.  171  Broadway,  is  one  of  X^'ew  York's 
largest  downtown  realty  operators.  By  the  term  "downtown,"  it  is 
not  meant  that  such  real  estate  men  that  deal  only  in  property  in  the 
lower  end  of  the  city,  but  it  is  in  that  portion  of  X^ew  York  where 
large  deals  are  generally  consunmiated.  Such  dealers  are  recognized 
as  experts  in  realty  and  to  this  class  ^Ir.  de  \\'alltearss  certainly  be- 
longs.     He  has  been  connected  with  Xew  York  real  estate  since 


2l8 


A  HISTORY  OP  REAL  ESTATE. 


1866,  when  he  formed  a  partmTsliii)  witli  11.  W  l-'airchild,  who  at 
that  time  was  a  heav\'  iipcrator  and  rcalt\  a.t;c-nt.  This  i)artncrsliip 
was  continued  until  i.SSX,  when  Air.  I^'airchild's  interests  were  with- 
(h-awn.  In  1895,  a  co-partnersliip  was  formed  between  Mr.  de 
W'alhearss  and  David  Rothschild,  which  continued  unlil  iXi;7,  when 
the  latter  withdrew.  Mr.  de  Walltearss  has  heen  ])romincntly 
identifu'd  with  the  Real  Estate  Exchan,L;e  since  its  inceptidu:  lie  has 
lon,!^'  l)een  a  director  and  is  now  secretary  of  the  h"!xchan^e. 

James  Walsh. 

Mr.  James  Walsh,  real  estate  broker,  of  No.  222  West  ii6th 
street,  has  been  permanently  identified  with  upper  New  York's 
realty  interests  for  the  past  nine  years.  For  the  last  three  years 
Mr.  Walsh  has  confined  his  efforts  entirely  to  the  brokerage  de- 
partment of  his  business  and  has  been,  as  is  shown  by  the  records 
of  his  sales,  one  of  the  foremost  brokers  above  72d  street.  The 
scene  of  his  operations  has  been  in  both  the  East  and  West  Sides 
of  the  territory  named,  and  as  Mr.  Walsh  in  the  betjinning  of  his 
career  as  a  real  estate  merchant  bought  and  sold  on  his  own  ac- 
count he  enjoys  a  large  clientele  of  the  better  class.  He  is  an  en- 
ergetic and  untiring  worker,  as  may  be  judged  from  the  fact  that 
he  made  25  large  sales  of  separate  properties  last  year. 

A.  Ward. 

Mr.  A.  W^ard,  a  pioneer  in  the  real  estate  business  of  the  lower 
west  side,  is  still  one  of  the  foremost  real  estate  dealers  and  apprais- 
ers, not  only  in  the  district  named,  but  throughout  the  island.  Mr. 
Ward  has  been  established  thirty-three  years,  with  his  office  at  the 
address  now  occupied,  No.  516  Ninth  avenue.  In  the  beginning  of 
his  career  he  took  charge  of  the  Cairns  and  Ward  estates,  of  which 
Mr.  Fred  D.  Tappen  is  still  the  trustee.  One  of  Mr.  Ward's  main 
personal  business  is  the  appraising  of  property  located  in  all  parts  of 
the  city  for  various  institutions,  firms,  individuals  and  corporations. 

Ware,  Gibbs  &  Card. 

The  firm  of  Ware  &  Gibbs,  of  No.  451  Columbus  avenue,  consist- 
ing of  William  R.  Ware  and  Albert  E.  Gibbs,  has  been  in  the  real 
estate  business,  as  a  firm,  four  years.  Each  had  an  individual 
experience  in  realty  circles  previous  to  the  copartnership,  and 
formed  an  extensive  accpiaintance  among  property  owners.  They 
have  made  the  collection  of  rents  and  renting  their  specialty,  while 
they  transact  the  brokerage  business,  which  necessarily  follows,  as 
an  issue.  Columbus  avenue  ])n)i)erty,  from  59th  street  as  the  south- 
ern limit  and  along  the  parallel  avenues,  is  the  location  of  most  of 
the  propertv  over  which  they  have  control.  The  firm  is  one  of  the 
most  reliable  in  that  territory  and  number  among  their  clientele  a 
large  proportion  of  prominent  ])ro]ierty  holders.  Jas.  \  andyke 
Card,  who  recently  joined  the  firm,  has  also  been  an  operator  and 
broker  for  20  years. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  219 

Whitehouse  &  Porter. 

Althoug-h  the  firm  of  Whitehouse  &  Porter  is  a  new  one  in  name, 
it  is  really  a  continuation  of  an  older  business.  Mills,  Whitehouse  & 
Hall  was  founded  in  1890,  with  an  office  at  Xo.  17  East  Forty-sec- 
ond street.  A  couple  of  years  later  the  firm  was  re-organized  as 
Mills  &  Whitehouse,  their  office  being  Iocs  ted  at  No.  503  F  fth 
avenue.  This  firm,  in  its  turn,  was  succeeded,  in  1896,  by  Golding 
&  Whitehouse.  Last  year  the  firm  became  Whitehouse  &  Porter, 
with  offices  at  509  Fifth  avenue  and  i  Nassau  street. 

Whitehouse  &  Porter  deal  principally  in  Fif.h  avenue  piop(rty 
and  in  high  class  dwellings  and  unimproved  lots  in  the  vicinitv  of 
the  avenue.  They  sold  No.  871  Fifth  avenue  to  Mr.  A.  L.  Barber 
for  $572,500,  the  largest  sum  ever  paid  for  a  dwelling  in  this  city. 
Other  large  sales  which  they  have  made  are  No.  8  East  Sixty-ninth 
street  to  Mr.  W.  D.  Sloane;  and  the  Langdon  place,  at  Hyde  Park, 
to  Mr.  Frederick  Vanderbilt. 


220 


A  HISTORY  OF  REAL  ESTATE, 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


OPERATING  ARCHITECTS,  BUILDERS, 
AND  REAL  ESTATE  MEN. 

Philip  Braender. 

There  has  Xyjvn  i)n  il);il)lv  no  heavier  builder  and  real  estate  oper- 
ator in  the  past  t\vtnt\  years  than  Philip  Braender,  of  No.  47  West 
125th  street,  lie  has  built  extensively  on  the  East  Side  during  the 
years  1877  to  1892,  and  has  also  built  large  fire-proof  business  struc- 
tures below  14th  street.  During  the  last  six  years  he  has  erected  a 
number  of  buildings  on  the  West  Side,  from  looth  to  125th  street. 
Mr.  Braender  began  as  a  mason  builder  in  1871,  continuing  in  the 
contracting  line  until  1877,  when  he  saw  the  advantages  of  build- 
ing for  the  market,  and  he  grasped  the  opportunity.  An  idea  of  his 
work  may  be  gained  when  it  is  said  that  there  is  scarcely  a  block 
from  East  63d  street  to  East  125th  street  where  he  has  not  erected 
houses  for  the  market.  jNlr.  Braender  is  a  ma-^oii  liy  trade,  and  has 
erected,  since  1877,  over  1,500  private  house-,  aiiartiiuiit-,  flats  and 
fire-proof  buildings  throughout  the  city. 

Charles  Buek. 

]\lr.  i^harles  Buek  is  the  successor  to  the  once  well-known  firm  of 
Duggin  &  Grossman,  which  dated  its  foundation  to  back  before  the 
war.  He  became  connected  with  this  firm  in  1870  and  remained 
with  it  until  its  dissolution  nine  years  later.  Duggin  &  Grossman 
built  exclusively  on  the  east  side  of  the  city,  and  had  a  wide  repu- 
tation, both  on  account  of  the  quantity  and  the  quaHt\-  nf  their  work. 

Mr.  Buek  remained  in  business  alone  as  tlieir  >uci  e-si  ir  for  about 
two  years,  then,  in  1881,  he  founded  the  firm  of  Gharles  Buek  &  Co., 
with  ]\lr.  Gharles  Duggin,  the  head  of  the  old  firm,  as  special  part- 
ner. Mr.  Henry  F.  Gook,  who  had  also  been  connected  with  the  old 
firm,  became  another  partner. 

The  new  firm  confined  its  work  to  that  portion  of  the  citv  along 
Lexington  avenue  and  in  the  neighborhood  of  36th  and  37tii  streets, 
and  on  jNIadison  avenue  up  as  far  as  68th  and  69th  streets.  Among 
other  residences  which  it  built  at  the  time,  were  those  of  Gharles  A. 
Dana,  Geo.  G.  Moore,  Gharles  F.  Glark,  of  "Bradstreet's"  on  Mad- 
ison avenue;  John  A.  Stewart,  president  of  the  United  States  Trust 
Go.,  and  Gharles  M.  Fry,  president  of  the  Xew  York  Banking  As- 
sociation on  Lexington  avenue. 

In  time  it  became  plainly  apparent  that  the  East  Side  was  being 


222 


A  HISTORY  OF  REAL  ESTATE. 


ra])iill\  rxliaiisteil  and  that  no  nmre  lots  remained  to  l)e  built  ui^on, 
so  a  rlianm-  ol"  l>ase  was  decided  on  ami  in  icSSj  the  firm  moved  the 
field  of  its  operations  to  the  W  e^t  Side.  They  built  extensively  on 
72d  street,  and  in  all  that  section  lyini;-  about  it.  participating  in  the 
great  building  boom  which  occurred  in  that  vicinity  eight  or  ten 
years  ago. 

In  connection  with  the  building  ojjerations  of  Air.  Buek  on  the 
East  .Side,  it  is  interesting  to  note  the  change  that  has  taken  place 
in  the  x  alue  of  real  estate  in  that  i^ortion  of  the  city.  Xew  Yorkers 
]ia\e  come  to  lodk  upon  I'ifth  avenue  as  such  an  established  fact  that 
tlie\  n;uurall\-  disa>sociate  it  in  their  minds  with  any  such  rapid  ad- 
vance as  is  called  to  their  mind  by  the  musliroom  growth  of  the  up- 
per W  est  Side. 

Yet  onlv  twenty-five  years  ago  building  lots  25x100  on  Fifth  ave- 
nue, below  the  Park  could  be  bought  for  $25,(X)0,  while  those  off 
the  avenue  and  in  the  side  streets,  like  51st  and  52d,  brought  $15.- 
000.  Practically  the  same  proportion  is  preserved  to-day,  though 
with  vastly  larger  figures.  At  the  present  time  a  lot  in  the  avenue 
is  worth  i)erhaps  $100,000,  and  one  on  an  adjacent  side  street  about 
$60,000.  It  was  only  recently  that  a  lot  facing  the  Park  l)v  64th 
street,  sold  for  over  $130,000. 

Mr.  Buek  has  hitherto  built  only  private  dwellings  and  apartment 
houses,  and  those  of  the  highest  class,  but  is  now  engaged  in  the 
erection  of  a  nine-story  business  building  at  No.  64  Fulton  street, 
and  intends  hereafter  to  give  attention  to  fine  mercantile  building. 

He  has  also  erected  several  stables  to  order,  notably  those  for 
D.  (  ).  :Mills,  W.  S.  (iurnee,  and  Harvey  Fisk. 

Harry  Chaffee. 

Among  the  merchant  builders  of  New  York  there  have  been  none 
whfjse  operations  have  been  conducted  more  successfully  than  those 
of  the  subject  of  our  brief  mention,  Air.  Harry  ChafTee,  whose  of- 
fice is  now  located  in  one  of  his  handsome  structures,  that  in  No.  29 
East  19th  street.  Mr.  ChafTee  has  built  extensively  in  the  mercan- 
tile section  of  the  city,  and  also  in  the  residential  sections.  His  pro- 
jections have  shown  him  to  be  a  complete  judge  of  realty  values  in 
New  A'orlc,  ;ni(l  the  style  of  the  buildings  erected  on  the  sites  chosen 
have  been  exceedingly  appropriate.  He  has  built  several  store  and 
loft  ])ui](lings.  which  have  been  finished  with  the  latest  and  best 
improvements. 

Francis  Crawford. 

Air.  Francis  Crawford  is  one  of  Xew  A'ork's  most  extensive  build- 
ers. He  has  been  connected  with  the  ])rojective  element  for  the  past 
thirty-four  years,  and  has  practically  lined  streets  witli  houses  of  a 
class  that  is  a  credit  to  the  builder  and  the  communitw  In  the 
upper  West  Side,  in  that  locality  of  which  72d  street  is  the  centre, 
was  the  principal  scene  of  Mr.  Crawford's  operations.    He  built  al- 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  223 


most  entirely  private  houses,  and  the  ready  sales  testify-  t(j  the  work- 
manship and  style  of  houses  Iniilt.  In  \\'e>t  Jjd  street  he  erected 
twentv-eitjht  houses  and  six  in  East  Jjd  street.  I )rin,L;in,q-  on  sale 
about  $2,500,000.  In  West  X^th  street,  between  Central  I'ark  West 
and  Columlnis  aveiuie,  ]\Ir.  L'rawford  built  nineteen  houses,  besides 
manv  other  niat^nihcent  residences  in  variolic  Idealities  on  the  East 
and  \\\>t  sides  of  the  citw  lli>  >ucce^>  atte>ted  his  j^reat  skill  as  a 
I  uilder  of  hi.i^h  class  hou>e>  and  demonstrated  Ins  ])ers])icuity  and 
excellent  jud^-ment  in  the  selection  of  localities  free  irum  objection- 
able elements  and  well  adapted  for  dwellings  of  a  .superior  character. 

Georgfe  C.  Edgar's  Sons  &  Co. 

The  founder  of  the  firm  of  (ieorge  C.  Edgar's  .Sons  &  Co.  was 
Mr.  George  C.  Edgar,  a  builder  whose  re])utation  for  high-grade 
work  has  since  been  well  maintained  by  his  sons,  George  and  Thos. 
C.  Edgar,  and  since  ^larch,  1894.  Theodore  and  William  Kilian. 
In  1889  the  firm  assumed  its  present  name,  and  it  has,  to 
a  great  extent  been  instrumental  in  building  uj)  the  West  Side 
from  69th  street  to  95th  street.  It  is  a  low  estimate  Xo  state  that  the 
firm  has  built  one  hundred  and  seventy-tive  private  houses  of  a  sub- 
stantial type.  The  best  example  of  their  work  is  Xo.  228  West 
72(1  street,  a  house  which  has  few  peers,  and  none  l)etter  in  that  sec- 
tion of  the  city.  Their  greatest  work,  winch  will  be  completed  Oc- 
tober I,  1898.  is  an  immense  a]iartnient  honse  in  Central  Park  West 
and  88th  street,  costing  S.350.000  for  the  ])uildings  alone. 

James  A.  Frame  &  Son. 

Among  the  builders  who  have  ojjcrated  on  their  own  account,  bv 
which  we  mean  the  construction  of  buildings  for  sale,  the  firm  of 
James  A.  Erame  &  Son,  of  Xo.  107  East  70th  street,  has  always  been 
regarded  as  one  of  the  most  substantial  and  of  the  best  ty])e.  Mr. 
James  A.  Erame  has  long  been  connected  with  the  building  trade  in 
X'ew  York  and  during  his  thirtv  vears"  connection  he  has  erected 
many  of  the  costly  residences  and  apartments  located  in  n])pvM-  resi- 
dential section  of  the  west  si<lc.  His  s(,n.  W  illiam  11.  I  r.iinc,  who 
became  associated  with  his  father  eight  \  ears  ago.  is  aUo  a  practical 
builder  with  a  wide  experience,  ddie  structures  erected  bv  the  firm 
of  James  A.  Erame  &  Son  have  exemplified  in  them  the  best  of  work- 
manship and  the  ready  sales  which  greeted  the  firm  testified  to  the 
apprecKition  of  this  fact  by  the  ])urchasers.  The  well-known  Prince- 
ton and  Palisade  a])artment  houses  on  56th  and  57th  streets  res])ect- 
ively,  between  Eighth  and  Xinth  avenues,  were  both  btiilt  by  this 
firm.  Eor  the  j^ast  ten  years  the  firm  built  on  the  west  side  chiefly, 
between  Central  Park  West  and  Columbus  avenue.  In  Ot^th  street, 
between  the  avenues  named,  five  ]3rivate  houses  were  erected,  selling 
for  $52,000  each  :  in  85th  and  87th  streets,  five  houses  sold  for  $37,- 
500;  in  71st  street,  between  Boulevard  and  West  End  avenue,  ten 
hotises  were  erected,  selling  for  $30,000. 


224 


A  HISTORY  OF  REAL  ESTATE, 


Thomas  Graham. 

Mr.  Tlionias  (iraham,  of  No.  1238  Madison  avemic,  is  an  architect 
and  builder  who  has  been  very  prominently  identified  with  the 
growth  and  development  of  the  upper  portion  of  the  Island  of  .Man- 
hattan. To  him  and  other  large  merchant  builders  belongs  in  no 
slight  measure  the  credit  of  having  developed  the  section  referred 
to  and  afforded  t^he  waiting  capital  of  this  and  other  cities  a  profit- 
able investment  in  New  York  improved  realty.  Mr.  Graham  indi- 
vidually and  in  connection  with  a  company  known  as  the  C.  Gra- 
ham &  Sons  has  been  largely  instrumental  in  the  building  of  now 
well-known  streets  and  in  the  construction  of  some  of  the  largest 
hotels  and  residences  in  all  parts  of  the  city.  The  Holland  House, 
corner  of  30th  street  and  Fifth  avenue,  was  built  by  the  company, 
and  is  one  of  the  important  contracts  completed  by  them. 

He  began  tne  stuciv  of  arhitecture  in  the  office  of  Jardine  & 
Thompson  shortly  before  the  civil  war.  On  its  breaking  out  his 
patriotism  called  him  to  the  front,  and,  having  served  his  country 
faithfully  through  the  entire  war  he  came  back  to  New  York  and 
began  again  his  study,  this  time  at  the  bench  in  his  father's  car- 
pentry shop.  In  the  flush  times  succeeding  the  war,  when  through- 
out the  North  handsome  structures  were  being  erected,  the  firm  of 
Gra'ham  &  Sons  became  probably  the  greatest  stairbuilding  concern 
in  the  New  World.  The  designs  were  draughted  by  Mr.  Thos.  Gra- 
ham and  their  execution  was  superintended  by  him.  When  the 
handsome  factory  on  43d  street,  east  of  Third  avenue,  still  owned 
and  operated  by  The  C.  Graham  &  Sons  Company,  was  to  be 
built,  it  was  Mr.  Thos.  Graham  who  drew  the  plans  and  superin- 
tended its  erection. 

At  this  time  the  building  movement  in  New  York  was  becoming 
of  great  proportions,  and  Mr.  Graham  decided  to  enter  the  field. 
He  built  in  conjunction  with  his  father  and  brother  a  number  of 
high  class  residences  in  78th,  7()th  and  Both  streets,  adjacent  to  Fifth 
and  Madison  avenues,  in  the  localitv  generally  known  as  Lenox 
Hill.  The  Graham  Hotel,  designed  by  Mr.  Graham,  located  on  the 
corner  of  8Qth  s'reet  and  jNIadison  avenue,  was  Iniilt,  involving  an 
expense  of  $300,000.  In  1882  he  designed  the  addition  to  the  Madi- 
son Avenue  Hotel  on  the  corner  of  58th  street  and  Madison  avenue, 
which  cost  in  the  neighborhood  of  $200,000.  In  the  Lenox  Hill  dis- 
trict the  residences  built  and  designed  by  Mr.  Graham  were  of  the 
best  and  most  expensive  type,  one  of  which  subse(|uently  sold  for 
$200,000  and  another,  since  purchased  by  ex-Mayor  Grace,  brought 
$150,000.  Another  of  Mr.  Graham's  compositions  is  No.  23  West 
57th  street,  a  residence  sold  for  $225,000. 

Mr.  Graham  has  been  particularly  fortunate  in  his  compositions  of 
apartment  houses  and  tlat.s.  ?\Iany  of  his  designs  have  been 
used  in  structures  of  prominent  merchant  builders,  who  also  have 
sought  his  advice.    The  large  apartment  house  recently  purchased 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  225 

by  President  of  the  Council,  R.  Guggenheimer,  northwest  corner 
of  I  nth  street  and  Seventh  avenue,  was  planned  by  him:  also  six 
private  dwellings  in  East  82d  street,  near  jMadison  avenue,  now  in 
course  of  erection,  and  a  fine  residence  for  Dr.  Geo.  H.  Butler,  No. 
964  Fifth  avenue. 

W.  W.  &  T.  M.  Hall. 

Probably  the  best  known  of  Xew  York's  builders  who  are  opera- 
tors in  what  is  termed  speculative  building  is  the  firm  of  A\'.  W".  &  T. 
M.  Hall,  of  503  Fifth  avenue.  This  firm  has  built  largely  in  the  most 
desired  locations,  have  never  given  a  promise  to  pay  on  the  ter- 
mination of  any  contract  and  undoubtedly  stand  alone  to-day  in  the 
position  of  purveyor  of  the  best  class  of  private  houses  built  purely 
on  a  speculative  basis.  Much  of  this  firm's  success  is  due  to  the  fact 
that  they  employ  none  but  the  best  architects,  who  specify  the  most 
modern  conveniences,  and,  lastly,  none  but  the  best  material  and 
workmanship  arc  permitted.  A  few  of  the  lately  constructed 
houses  are  as  follows:  eleven  dwellings  in  West  7Qth  street,  nine  in 
W  est  87th,  nineteen  in  West  69th  :  also,  betwcm  Madison  and  Fifth 
avenues ;  two  in  73d  street,  six  in  76th  street,  Jind  two  in  Both  street. 

S.  Haberman. 

Mr.  S.  Haberman,  of  No.  1919  Seventh  avenue,  is  one  of  the  large 
builders  who  have  made  Harlem  the  scene  of  speculative  building  for 
some  years  past.  Mr.  Haberman  has  erected  a  substantial  class  of 
buildings,  which  are  to  a  great  extent  flats.  He  is  a  builder  of 
eighteen  years'  experience,  and  during  that  time  he  has  built  largely 
from  49th  street  northward,  keeping  pace  with  the  movement  up- 
town. Ten  years  ago  he  built  six  double  flats  on  the  corner  of 
Eleventh  avenue  and  48th  street;  in  121st  street,  between  St.  Nicho- 
las and  Seventh  avenues,  nine  private  houses  and  one  double  apart- 
ment house  adjoining;  between  Lenox  and  Seventh  avenues  in  Ii6th 
street,  seven  houses,  which  sold  for  $315,000;  in  Manhattan  avenue 
and  Ii6th  street,  Mr.  Haberman  built  fourteen  houses,  involving  an 
expenditure  of  $450,000:  the  Manning,  a  modern  seven-story  apart- 
ment house  and  three  five-story  flat  houses  as  an  annex,  the  whole 
selling  for  $400,000. 

A.  B.  Kight. 

Among  the  architects  who  have  made  the  upper  portion  of  the 
West  Side  of  Manhattan  Island  their  particular  field  of  architecture, 
none  perhaps  have  accomplished  so  much  for  the  general  appear- 
ance of  that  district  than  the  subject  of  our  sketch,  Mr.  A.  B.  Right, 
of  No.  102  West  81  St  street.  Mr.  Kight  has  designed  largely  on 
the  extreme  west  of  the  island,  generally  west  of  West  End  avenue. 


226 


A  HISTORY  OF  1EAL  ESTATE. 


If 

i  n.  1 

a    If  B 

1 

'  

V 

8ii;l)n 

C.  p.  H.  Gilbert,  Archit 


BVILDISG  AND  ARCHITECTURE  IN  NEIV  YORK. 


His  compositions  are  remarkably  suitable  and  fortunate  in  design, 
particularly  so  when  one  considers  the  conditions  surrounding  that 
beautiful  residential  section.  Mr.  Kight  has  ample  evidence  of  this 
fact  proved  by  the  ready  sales  of  the  structures  completed  by  him, 
and  his  rapidly  growing  clientele,  for  whom  he  designs  and  builds 
on  contract.  Mr.  Kight  entered  the  sphere  of  New  York  architec- 
ture in  1891.  He  at  once  became  familiar  with  the  conditions  and 
demands  generally  met  with  in  the  construction  of  residences  in  the 
section  referred  to,  and  studied  the  styles  of  architecture  best  adapted 
for  those  conditions.  ^Ir.  Kight  has  used  the  Italian  Renaissance, 
Colonial  and  ]\Iodern  French  styles  to  the  best  advantage  in  his 
houses,  the  most  of  which  are  of  the  American  bascnu-nt  type.  As 
examples  of  some  of  his  more  important  private  residences,  we  sul)- 
mit  No.  305  West  93d  street ;  Nos.  90,  91  Riverside  Drive  ;  Xos.  315, 
316,  317  Riverside  Drive;  Nos.  304,  306  West  76th  street;  No.  320 
West  i02d  street;  No.  671  West  End  avenue;  No.  333  West  76th 
street.  As  will  be  seen  from  the  examples  given,  Mr.  Kight  has  suc- 
ceeded in  solving  each  problem  in  a  masterly  manner. 


D.  D.  Lawson. 

Among  those  who  have  contributed  in  no  small  way  to  the  erec- 
tion of  those  handsome  apartment  houses  and  flats  in  the  central  por- 
tion of  the  city  is  the  well-known  carpenter  builder,  Mr.  D.  D.  Law- 
son,  whose  office  is  now  located  at  No.  580  West  146th  street.  Mr. 
Lawson  operated  to  a  great  extent  on  the  West  Side,  and  was  uni- 
formly successful  in  selling  the  many  buildings  which  he  erected. 
He  has  been  enabled  to  successfully  sell  on  account  of  the  thorough 
workmanship  displayed  in  all  departments  of  the  structures ;  it  may 
be  added  that  Mr.  Lawson  made  perfection  his  goal  and  to  that  end 
he  gave  much  of  his  time.  In  West  26th,  25th  and  22d  streets,  Mr. 
Lawson  erected  nine  houses,  and  on  the  West  side  also,  as  far  up  as 
103d  street,  there  are  scores  of  residential  buildings  erected  by 
him. 

Harvey  Murdock. 

Mr.  Harvey  Murdock  is  a  representative  New  York  contractor, 
whose  operations  in  the  building  line  extend  over  Manhattan 
Island  and  to  a  great  extent  in  the  residential  districts  of  Brooklyn. 
Mr.  Murdock  is  a  legitimate  builder,  building  on  contract  only,  and 
the  class  of  structures  erected  by  him  are  uniformly  of  a  high  stand- 
ard, both  as  regards  the  workmanship  displayed  and  the  materials 
used.  He  has  made  a  specialty  to  a  great  degree  of  private  houses 
which  he  builds  for  his  customers  and  clients.  Of  these  he  has 
erected  over  one  hundred  and  eighty,  situated  along  New  York's  best 
residential  localities,  and  in  the  most  desirable  sites  in  Brooklyn. 


228 


A  HISTORY  OP  REAL  EST  AT  II. 


In  till"  latUT  iilacc,  Mr.  Murdook  lias  built  many  of  llir  i)alatial  rcsi- 
(k'Pcc-s.  I  lis  work  U'stifR's  to  the  fact  that  lu-  is  a  th(irou,<;h  builder, 
and  the  ci  instant  sU])er\  isi(  m  w  hich  he  exercises  over  all  his  build- 
ings is  plainly  aii])arent,  wIrii  alter  tin.'  la|)si_'  ol  a  few  \ears  there 

cealed  imperfections — the  bugbear  of  speculative  buildiiit^-.  Anioni;- 
the  most  imiiortant  ()f  the  buildings  constructed  by  Mr.  Mur- 
dock  in  New  York,  are  the  residences  of  Thomas  .V.  .Alclntyre, 
E.  C".  Honians  and  the  late  Col.  W.  1  I.  J  karris,  on  West  75th  street, 
and  designed  by  R.  H.  Robertson,  architect.  Also  houses  for  Messrs. 
I.  D.  Fletcher,  5th  avenue  and  7yth  street;  Geo.  Ik  ]\Iacy,  River- 
side Drive  and  74th  street;  Henry  H.  Vail,  Riverside  Drive  and  75th 
street,  and  L.  F.  Dommerich,  West  75th  street,  designed  by  C.  P. 
H.  Gilbert,  architect,  and  residences  of  Jas.  O.  Hoyt  and  F.  J.  Stim- 
son,  on  West  75th  street,  and  Paul  D.  Cravath,  on  39th  street,  near 
Park  avenue,  designed  by  Messrs.  Babb,  Cook  &  Willard. 


New  York  Realty  SavIngfS  Company. 

The  New  York  Realty  Savings  Company  is  an  incorporated  or- 
ganization, founded  for  the  purpose  of  operating  in  high  class  New 
York  realty.  Their  operations  since  the  inception  of  the  company 
in  1896  have  consisted  in  iiegoti.-uiiig  loans  for  improvement  pur- 
poses and  in  constructing  buildings  as  a  basis  of  jjrofitable  invest- 
ment. In  both  respects  their  o])eratioiis  have  been  extensive;  they 
have  made  many  profitable  inx-estiiu  nts  on  bond  and  mortgage,  and 
their  building  projections  have  been  attended  with  unusual  success. 
The  officers  of  the  company  are  men  thoroughly  famihar  with  New 
York  real  estate.  As  judges  of  the  suitability  for  development  of  a 
certain  piece  of  realty,  they  have  no  superiors ;  their  operations 
stand  as  actual  proofs  of  their  capaljilities  in  that  particular  branch 
of  ex])ert  realt}-. 

One  of  the  greatest  successes  the  New  ^'ork  Realty  Savings  Com- 
pany has  yet  met  with  is  the  erection  of  tlie  l\o\ahon  Motel.  It  is 
a  bachelor  apartment  house  and  is  unquestionably  tlie  only  afTair  of 
its  class  in  the  world.  In  size  and  e(|uipmeiit  the  R(j\alton  far 
outstrips  anything  that  has  yet  been  contem])lated  in  bachelor  apart- 
ments. It  is  unique  in  this  respect,  in  that  it  represeiUs  the  acme  of 
perfection  in  a  building,  as  there  is  no  modern  convenience  but  what 
has  been  drawn  upon  to  make  the  Royalton  a  most  perfect  hotek 
The  operation  involved  an  expenditure  of  an  immense  amount  of 
capital,  but  its  success  was  esta])lislied  before  the  wurk  was  half 
completed.  Ajiplications  from  literarw  legal  and  other  ])rofessional 
men,  desirous  of  occu]>ying  apartments  w  hicli  afforded  so  much  con- 
venience, filled  more  than  two-tliirds  of  the  sjjace  before  the  struc- 
ture had  ])een  comijleted  b\  the  contractor.  .\s  a  s])eculative  i)ro- 
jection,  the  Royalton  was  a  financial  siR-cess  from  the  outset. 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  229 


The  architects  of  the  Imihhn.y;  are  ]\Iessrs.  Rossiter  &  Wright. 
It  is  constructed  of  stone,  brick  and  architectural  terra  cotta,  with 
a  skeleton  steel  frame  work.  The  huildintj  is  the  most  modern  fire- 
proof structure  in  the  cit\-.  c-ver\-  re-mircc-  havin.i;-  l^een  drawn  upon 
to  attain  that  end.  It  i^  a  t weIve--stor\  ])uildin.-;-,  extending  from 
Nos.  47  and  41;  West  4,vl  street  to  Xos.  44  and  4*)  \\"e>t  44th  street. 
The  site  chii>en  was  a  most  fortunate  one,  a  result  of  the  bu^iness 
foresii^ln  of  the  comi)anv.  It  is  conveniently  located  near  the 
Astor-Tilden-Lenox  Lil^rary,  liar  Association  of  Xew  York  and 
the  (irand  C  entral  Dejjot.  It  is  the  social  as  well  as  the  club  centre 
of  the  city. 

The  management  were  given  carte  l)lanche  in  matters  of  equip- 
ment. The  result  has  bevn  that  the  Royalton  is  tlu'  most  perfect 
example  of  an  up-to-date  building  in  America  or  iuirope.  Every 
want  of  the  tenants  has  been  considered.  Telephones  have  been 
placed  in  everv  room,  giving  a  house  and  general  connection.  The 
electrical  devices  are  the  most  recent,  the  energy  being  obtained 
from  an  electric  ])lant  in  the  building.  .\  no\-el  featiu-e  whicli  has 
proved  most  successful  is  that  of  a  circtilating  system  of  refrigera- 
tion, bv  which  the  temperature  of  the  compartments  of  the  refriger- 
ators is  regulated  from  twenty-h\-e  to  tliirt\->i\  degrees, 
Fahrenheit.  The  plum])ing  is  in  keeping  with  the  other  im])rove- 
ments ;  it  is  exposed  and  completed  according  to  best  sanitary 
principles. 

The  officers  of  the  com])any  are  I'rederick  liillings.  pn's;  lent ; 
F.  A.  Isham,  vice-president;  V..  (i.  r>aiK\-,  treasurer;  (  i.  I.ixby, 
secretary;  B.  S.  Harmon,  counsel;  J.  1'.  .Merriam,  general  manager. 
Mr.  Billings  is  a  son  of  the  late  I'rederick  Hillings,  formerly  i)resi- 
dent  of  the  Xorthern  Tacitic  Raih-oail.  a  man  well  known  in  the 
financial  matters  of  the  nation.  Xo  small  measiu-e  of  the  success  of 
the  X"ew  York  Realty  Savings  C"om])any  is  due  to  the  financial  stand- 
ing, conservatism  and  business  sagacitx'  of  its  president.  .Mr.  Hil- 
lings. To  Air.  Merriam"s  long  and  ])ractical  ex])erience  in  expert 
realty  matters,  combined  with  his  legal  training,  the  si;,-,t-,-,  ,it  the 
comi)any  has  also  depended.  The  offices  of  the  coni]i;ni\  .are 
located  at  Xo.  too  ISroadwa}. 

John  Pettit  Realty  Company. 

The  John  Pettit  Realty  Company,  of  X'o.  30  b'.ast  Twentv-third 
street,  was  organized  by  John  Pettit,  one  of  .\e\\  \'ork's  most  ])rom- 
inent  real  estate  and  building  men.  Its  authorized  ca]iital  is  $2,000,- 
000,  and  its  charter  from  the  State  of  Xew  jersey  is  perpetual.  The 
companv  was  organized  for  the  purchase,  improvement  and  opera- 
tion of  none  but  high  class  industrial  real  es;;ite  in  the  Rorougli  of 
Manhattan.  The  officers  f)f  the  compan\- are  |ohn  I'ettit.  I'resident 
and  Treasurer:  J.  W.  Spencer,  h'irst  N  ice  President;  Herman  De 
Selding,  Manager;  Alex  C.  Ouarrier,  Secretarv. 


230 


A  HISTORY  Of  REAL  ESTATE. 


The  founder  of  tlie  coni])any,  Mr.  Pettit,  is  a  New  York  realty 
dealer  of  wide  and  tliorouiili  experienee.  lie  lias  been  identified 
for  the  ])ast  twenty-tive  years  witli  tlie  I)nil(hnj^  and  improvement 
of  the  business  district  of  this  city.  Durini;-  tliat  time  he  has  erected 
over  one  hundred  and  fify  of  the  l)est  class  of  commercial  buildinf^s; 
as  a  real  estate  man  he  has  S(jld,  anioni^'  his  more  ])rominenl  transac- 
tions, such  ])r,il(!ings  as  the  Electrical  I'lxchantje,  \\'ashin^ton 
street  and  l  iberty  street:  Hanover  .S(|uare  lluildin^-;  Xassau  Cham- 
bers to  I^evi  \\  -Morton;  l)o\vnui.L;-  Ihiildini;-,  Inilton  street,  to  West- 
ern investors.  He  organized  the  i:iresent  coni])anv  l)ecause  of  the 
fact  that  first  class  i  ro])i'rty  in  \ew  ^'ork  has  become  so  valuable 
that  it  requires  the  ma>.-.iny  ot  ca])i:al  and  the  etificiency  of  depart- 
ment organization.  The  financial  status  of  the  company  may  be 
judged  when  it  is  learned  that  at  present  it  owns  two  of  the  best  rent 
preducino-  ]')roi)erties  of  their  class  or  \-alue  in  the  city:  they  are  the 
Bennett  lUiilding'  on  Nassau  and  h'ulton  street-,  and  the  l!eekman 
Building-  on  i'earl  and  Beekman  ,-treets.  The  ISennett  I'.uilding 
was  sold  to  the  lohn  Pettit  Realty  Cf)mi)any  for  $1,600,000,  and 
$256,000  was  paid  for  the  Beekman  Building.  These  two  properties 
have  been  made  the  liasi>  of  the  John  Pettit  Realty  Company's 
stocks.  The  sub^cri] ition>  lia\e  been  very  large  and  since  the  or- 
ganization and  launching  of  the  company  not  a  single  adverse 
criticism  has  Ijcen  raised.  The  name  of  Pettit  is  in  itself  a  suffi- 
cient guarantee  ()f  bona  fide  transactions  so  long  has  it  been  con- 
nected with  honorable  and  ui)rig]n  dealing. 

As  has  been  stated  the  intention  of  the  companv  is  the  purchase 
and  improvement  of  high  grade  Xew  ^'ork  real  estate  on  a  co-opera- 
tive plan,  thus  affording  stockholders  the  same  privileges,  no  matter 
what  their  wealth  may  be,  as  those  which  the  capitalist  receives  by 
reason  of  his  wealth. 

Petty,  Soulard  &  Walker  Realty  Company. 

The  growth  of  ilie  section  of  the  city  lying  across  the  Harlem 
River  during  the  la>t  few  years  has  been  remarkable.  With  the 
appointment  of  the  Conmnssion  of  Street  Improvements  of  the 
Twenty-third  and  Twenty-fourth  ^^'ards,  a  new  life  began  for  this 
locality,  for  the  laying  out  of  streets  and  the  building  of  sewers  gave 
a  wonderful  stimulus  to  building. 

Perhaps  the  largest  operator  in  this  locality  has  been  the  Petty, 
Soulard  &  Walker  Realty  Co.  This  company  was  founded  in  1895 
as  the  firm  of  Petty.  Soulard  &  Walker,  with  an  oflfice  at  73  Cedar 
street.  In  I\la\-.  iSt)'),  lhe\-  removed  to  156  and  158  Broadway  and 
69  Libert\-  street,  and  in  jul\-  of  the  same  year  they  organized  the 
Petty,  Soulard      W  alker  Realty  Co.,  with  a  ca])ital  of  $50,000. 

The  bulk  of  their  large  real  estate  business  has  been  confined  to 
the  Twenty-third  Ward,  in  close  ])roximity  to  the  elevated  railroad 
stations.    i)uring  the  ])ast  few  years  they  have  bought  hundreds  of 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


231 


lots  in  this  neigliborhood  and  sold  them  to  builders.  Through  their 
instrumentality  a  great  number  of  four  and  five-story  flat  houses 
have  been  erected  on  these  lots.  The  company's  treatment  of  build- 
ers has  been  such  as  to  enable  them  to  carry  through  their  building 
operations  and  make  the  company  popular  among  that  class  of 
buyers. 

William  H.  Picken. 

The  promptness  whicli  characterized  the  sale  of  the  private  houses 
erected  by  William  H.  Picken,  of  No.  61  West  113th  street,  leads 
one  to  believe  that  the  properties  for  sale  were  of  superior  merit. 
Time  has  proved  the  truth  of  the  supposition,  and  from  various 
sources  we  learn  that  Mr.  Picken  has  made  the  attainment  of  superior 
merit  in  the  construction  of  his  houses  a  goal  which  he  was  success- 
ful in  reaching.  In  1892  he  built  six  three-story  and  basement 
houses  on  113th  street,  near  Lenox  avenue,  which  sold  at  $16,- 
000  each.  In  112th  street,  between  Seventh  and  Eighth  avenues, 
he  built  fourteen  three-story  and  basement  houses  which  sold  at  $18,- 
000  each.  He  has  completed  eight  three-story  and  basement  houses 
in  98th  street,  near  Riverside  Drive,  three  of  which  have  been  sold 
for  $25,000.  Mr.  Picken  was  a  member  and  founder  of  the  well- 
known  real  estate  firm  of  Picken  &  Lillv. 

Francis  J.  Schnugg. 

The  comparatively  recent  development  and  prosperous  growth  of 
the  upper  sections  of  the  city  has,  as  every  New  Yorker  knows, 
been  little  short  of  marvellous.  For  two  or  three  decades  past, 
streets  lined  with  houses  sprang  up  under  the  magic  touch  of  our 
speculative  builders,  and  when  sold  or  transferred  the  l)nil(lers  sought 
other  fields,  and  next  year  the  occurrence  was  repeated.  The  Upper 
East  Side,  and  then  the  West  Side  were  changed  from  the  primitive 
appearance  of  a  settlement  in  a  nartiallv  deserted  lumber  village  to 
districts  with  beautiful  streets  lined  with  costlv  i)rivate  residence.;, 
spacious  apartment  houses  and  well  designed  flats  and  tenements. 
There  can  be  no  cjuestion  but  that  this  marvellous  change  for  the 
better  was  in  a  great  measure — many  have  said  wholly  so — due  to 
the  enterprising  builder  or  investor  who,  taking  advantage 
of  the  rapid  growth  in  the  population,  built  their  struc- 
tures, hoping  to  find  a  fortunate  market.  There  have 
been  many  large  private  investors  who  have  played  a 
prominent  part  in  the  development  of  the  middle  and 
upper  sections  of  Manhattan  Island.  The  subject  of  our  sketch,  Mr. 
Francis  J.  Schnugg,  is  unquestionably  one  of  the  best  known  pro- 
jectors in  New  York  bv  reason  of  his  prominent  connection  with  the 
improvement  and  consequent  building  in  both  the  East  and  West 


A  HISTORY  OF  REAL  ESTATE, 


Sides  of  tlu-  city.  lie  lias  extended  his  operations  from  above 
14th  street  to  the  Harlem  l\i\i'r.  liis  buildins^  operations  have  in- 
chided  the  ereetion  of  nuniei-niis  private  d\velhnq-s,  handsome  apart- 
ment liMUses,  theatres,  store  and  l(jft  l)uildino-s,  and  mercantile  build- 
ins^-s  and  laet..rK>. 

:\Ir.  .^chnn.i;-  i>  yet  a  \oun,t;-  man.  lie  studied  the  real  estate 
movements  while  a  ])aid<  clerk,  and  liecame  familiar  with  the  condi- 
tions which  usually  iletermine  the  values  of  realty  in  different  sec- 
tions of  the  city.  He  left  the  bankini;-  business  and  entered  the  build- 
ing arena.  Possessed  of  a  sound  jud,i;-ment  and  giving'  the  whole  of 
his  untiring  energy  to  his  work,  his  operations  at  once  met  with  suc- 
cess. His  failures  and  drawbacks  afterwards  redounded  to  his  credit 
for  he  soon  learned  to  profit  by  them  and  those  of  others.  Mr. 
Schnugg  is  now  looked  upon  as  one  of  the  largest  and  most  success- 
ful building  operators. 

Special  attention  is  called  to  the  Avadon,  a  handsome  apartment 
house  on  the  southwest  corner  of  iiith  street  and  Seventh  avenue. 
The  Pleasure  Palace,  a  theatre  on  the  south  side  of  58th  street,  near 
Third  avenue,  was  also  built  and  leased  bv  Air.  Schnugg.  Other 
imjKjrtant  buildings  \Vhich  Air.  Schnugg  has  built,  and  in  a  large  ma- 
jority of  cases  sold,  are  the  apartment  house  at  1 17th  street  and  Lenox 
avenue:  northeast  corner  115th  street  and  St.  Nicholas  avenue,  and 
eighteen  private  houses  on  95th  street,  between  Lexington  and  Park 
avenues. 

S.  W.  B.  Smith. 

In  the  present  record  of  the  development  of  upper  New  York, 
especially  on  the  West  Side,  the  name  of  Mr.  S.  W.  B.  Smith,  of  No. 
28  West  I20th  street,  evidently  takes  a  prominent  place.  Mr.  Smith, 
during  his  career  as  a  merchant  builder  has  erected  flats,  apartment 
houses,  and  private  residences  that  beautify  many  of  the  prominent 
business  streets  and  residential  districts  above  Central  Park.  He  has 
endeavored  to  place  on  the  market  structures  which  on  completion 
would  reflect  favor  on  him  as  a  builder  by  reason  of  the  workman- 
ship displayed.  In  this  Mr.  Smith,  it  is  generally  agreed,  has  suc- 
ceeded, and  the  high  standard  maintained  in  all  his  structures  has 
broitght  about  many  ready  sales. 

P.  M.  Stewart  and  H.  Ives  Smith. 

The  firm  of  P.  M.  Stewart  and  H.  Ives  Smith,  of  No.  459  Boule- 
vard, has  been  in  existence  ten  years.  It  is  a  contracting  and  build- 
ing firm,  -whose  operations  have  been  mainly  confined  to  the  erec- 
tion of  private  houses.  Both  members  are  men  of  practical  ex- 
perience, and  the  class  of  houses  they  have  erected  have  sold  for 
sums  ranging  from  $25,000  to  $50,000.  They  have  built  over  100 
houses  in  the  locality  between  West  End  avenue  and  Riverside 
Drive,  from  75th  to  107th  street.  The  structures  are  to  a  great  ex- 
lent  American  basement  houses. 


BCILDIXG  AXD  ARCHITECTURE  IX  XEIV  YORK. 


Leopold  R.  Treu. 

Air.  Leopold  R.  Treu,  of  Xo.  114  West  34th  street,  is  one  of  our 
general  contractors  who  builds  for  himself  and,  if  the  market  is  fa- 
vorable, disposes  of  the  structure  which  he  has  erected.  He  has  been 
a  structural  iron  contractor  and  is  ])erfectly  familiar  with  that  branch 
of  the  buildin_q-  trade,  .'^even  years  a.^o.  however,  he  entered  the 
general  contracting-  field  and  has  since  superintended  the  erection  of 
his  buildings  in  every  department.  He  has  built  Xo.  48  University 
place  and  N'o.  50  Bleecker  street,  both  seven-story  sture  and  loft 
buildings.  Other  buildings  which  he  has  constructed  arc  Xns.  141 
and  145  Wooster  street,  an  eii^ht-story  building,  and  Xo.  60  Uni- 
versity place,  an  eiglit-^tory  store  and  loft  Iniilding:  also  Xo.  7 
Great  Jones  street,  an  eiglit->tor\-  hre-proof  building. 

Clarence  True. 

]\Ir.  Clarence  True  is  probably  the  best  known  X^'ew  A'ork  archi- 
tect designing  almost  entirely  residential  structures.  Ik-  !>cgan  the 
study  of  architecture  seventeen  years  ago  with  K.  M.  Upjohn,  of  .\'o. 
Ill  Broadway.  X'ine  years  ago,  he  opened  an  office  for  liini-clf.  and 
his  work  as  exem])lified  by  his  houses  is  a  credit  both  in  liimself  and 
the  city.  Tt  was  Mr.  True  who  originated  tlu-  .\merican  ba>ement 
house  which  style  he  has  used  in  most  cases.  He  has  de-igned  aliout 
four  hundred  houses  for  the  West  .'^ide.  'Sir.  Trui-.  in  tlu-  beginning 
of  his  career,  practised  first  in  the  Tiothic  style  of  arcliitecture,  liut 
for  the  past  few  years  he  has  taken  to  the  Fdizal)ethan  Renaissance, 
which  is  more  free  ai-id  adaiits  itself  readily  to  the  conditions  one 
meets  with  in  building  houses  in  Xew  York.  Air.  True  is  one  of  the 
few  architects  wlio  builds  liimself,  en-^iiring  the  carrying  of  his  plans 
to  a  correct  issue.    Hi>  addres>  i>  Xo.  Boulevard. 

W.  Ormiston  Tait, 

Among  the  architects  who  have  helped  to  make  the  Apartment 
Houses  of  Xew  York  the  best  in  the  world, the  name  of  W.  Ormiston 
Tait,  of  X'o.  1236  Aladison  avenue,  at  once  comes  into  prominence. 
Mr.  Tait  is  an  Englishman  by  birth  and  is  a  graduate  of  the  firm  of 
Power  &  Wheeler,  well-known  London  architects.  He  came  to 
New^  York  in  1883,  and  afterwards  went  into  the  office  of  Hubert, 
Pirsson  &  Co.,  where  he  became  proficient  in  X'ew  York  architec- 
ture. In  1890  he  opened  a  Brooklyn  office,  but  soon  afterwards 
came  to  X^ew  York,  where  he  has  been  uniformly  successful.  One 
of  his  best  works  is  the  Arbutus,  an  apartment  house,  corner  of  91st 
street  and  \\"est  End  avenue. 

P.  Wagner. 

Among  the  merchant  builders  contributing  to  the  rapid  develop- 
ment of  the  upper  residential  sections  of  Xew  York.  Air.  P.  Wag- 


234 


A  HISTORY  OF  REAL  ESTATE. 


ner,  of  No.  266  Columbus  avenue,  takes  rank  among  the  foremost. 
Mr.  Warner  lias  built  a  good  and  substantial  class  of  structures,  sit- 
uated mainly  in  the  upper  West  Side  of  the  city.  He  recognized 
the  fact  that  while  many  of  the  dwellings  placed  on  the  market 
were  of  an  inferior  type  and  were  a  menace  to  the  speculative  ele- 
ment generally,  yet  a  high-class  apartment  house  or  private 
dwelling  was  always  in  demand.  To  the  erection  of  the  latter  class 
of  buildings  Mr.  Wagner  devoted  his  energies,  and  the  ready  sales 
of  his  structures  testify  to  the  manner  in  which  they  were  completed. 

Robert  Wallace. 

Mr.  Robert  Wallace  is  one  of  the  prominent  builders  who  have 
contributed  to  the  improvement  of  the  upper  West  Side.  Mr.  \\'al- 
lace  built  almost  entirely  private  .houses  of  a  substantial  class  situ- 
ated in  desirable  residential  localities.  His  most  important  work  has 
been  the  handsome  block  of  flats  between  87th  and  88th  streets  on 
Amsterdam  avenue.  In  all,  he  has  built  in  private  houses,  somewhat: 
over  fifty.  For  these  he  has  had  ready  sales,  the  purchasers  testify- 
ing in  a  manner  to  the  class  of  work  completed.  Some  of  his  im- 
portant rows  of  houses  constructed  are  eleven  houses  in  88th  street, 
between  Columbus  and  Amsterdam  avenues,  eight  houses  in  80th 
street, between  the  same  avenues;  five  houses  in  75th  street,  between 
same  avenues ;  six  houses  in  78th  street,  between  \\'est  End  avenue 
and  Riverside  Drive ;  eight  houses  in  68th  street,  between  Eighth 
avenue  and  Columbus  avenue.  Mr.  Wallace's  office  is  at  No.  320 
West  70tli  street. 

Weil  &  Meyer, 

The  firm  of  Weil  &  i\Ieyer,  with  offices  at  No.  35  Nassau  street, 
are  among  the  largest  o])erators  in  the  building  line  in  the  city. 
For  the  past  twenty  years  they  have  built,  as  operating  builders, 
not  only  in  the  apartment  house  districts  of  the  East  Side  but  have 
recently  entered  the  mercantile  section  of  the  city.  The  firm  was 
organized  in  1872,  but  it  was  not  until  1876  that  the  buying  of 
suitable  sites  for  tenements  and  flats  and  the  erection  of  the  build- 
ings thereon  was  engaged  in.  In  the  initial  period  of  their  copartner- 
ship they  became  known  to  New  York's  building  circles  by  their  judi- 
cial loans  to  builders,  and  afterwards,  when  they  began  to  build  on 
their  own  account,  the  class  of  structures  they  completed  were 
generally  spoken  of  by  builders  as  belonging  to  the  best  class. 
The  first  field  in  wliich  they  built  was  on  ist  and  2d  avenues, 
above  59th  street,  and  on  the  adjoining  side  streets.  It  mav  be 
mentioned  that  ^\'cil  &  ^leyer  never  entered  the  \\'est  Side  to  any 
great  extent,  but  found  their  greatest  success  in  the  downtown  dis- 
tricts of  the  East  Side.  Here  in  the  locality  of  Monroe,  Cherry  and 
Lewis  streets,  they  entered  as  pioneers  in  that  dilapitated  district 


BUILDISG  A.\D  ARCHITECTURE  IX  NEJl'  YORK. 


some  years  ago,  destroyed  the  rookeries  that  existed  there  and 
erected  a  substantial  class  of  tenements  and  flats.  In  Monroe  and 
Cherry  streets  the  firm  built  twenty  houses  in  each  street,  and  in 
Lewis  street  eighteen  houses  were  erected.  In  the  Fourth,  Tenth, 
Eleventh,  Seventh  and  Twelfth  Wards,  Weil  &  Meyer  have  erected 
in  the  neighborhood  of  fifty  tenements  a  year.  It  will  be  readily 
seen,  therefore,  that  they  have  erected  several  hundred  of  that  class 
of  buildings  in  different  parts  of  the  city.  These  buildings,  with 
the  cost  of  ground  included,  have  involved  an  expenditure  of  from 
$25,000  to  $35,000.  As  example  of  their  ventures  on  the  W'est  Side 
we  submit  the  block  of  houses  on  Tenth  avenue,  between  133d 
street  and  134th  street,  and  another  block  on  Eighth  avenue,  be- 
tween 15th  and  i6th  streets. 

Weil  &  Meyer  of  late  have  operated  to  a  great  extent  in  the 
commercial  district  of  the  city,  between  Canal  and  14th  streets. 
The  firm  has  completed  such  buildings  as  Xos.  585  and  587  Broad- 
way, a  twc'lvc-str)ry  l)uil(ling,  52  by  200,  which  sold  for  $925,000; 
another  si\-eii->t(iry  structure  on  the  northeast  corner  of  Spring 
and  Woostcr  streets,  worth  $250,000.  They  also  erected  the  seven- 
story  store  and  loft  building  in  No.  20  liond  street;  Xo.  47  Great 
Jones  street.  No.  30  Great  Jones  street,  No.  50  Bond  street,  all  of 
which  brought  on  sale  over  $100,000. 

It  wall  be  seen  that  \\'eil  &  Me\er  have  contri])uted  in  no  slight 
manner  to  the  development  uf  New  York.  I'.oth  members  of  the 
firm  are  conscientious  and  shrewd  business  men,  studving  care- 
fully the  details  of  all  their  projects,  which  usually  have  met  witli 
marked  success. 


236 


A  HISTORY  OF  REAL  ESTATE, 


TITLES  TO  REAL  ESTATE  IN  THE  CITY 
OF  NEW  YORK. 

NEW  YORK  was  first  settled  by  tlieDutcli,  and  not  l)y  the  English, 
and  under  the  names  of  Xieuw  Nederland.  Xieuw  Amsterdam, 
Fort  Oranje,  was  governed  by  the  Roman  Civil  Law,  which  was 
the  law  of  Holland  and  The  Netherlands.  In  1623  the  States  Gen- 
eral of  Holland  granted  all  the  Island  of  iManhattan  to  the  Dutch 
West  India  Company,  and  in  1626  that  company  bought  up  the 
title  of  the  Indians,  and  paid  the  tribe  of  the  Alanhattoes  sixty 
guilders,  about  twenty-four  dollars,  for  the  whole  island.  This  was 
not  such  an  unfair  price  as  it  seems.  The  island  was  a  wilderness, 
in  the  midst  of  a  wilderness,  covered  with  forest,  inhabited  by 
bears,  panthers  and  other  wild  animals  (including  savages).  It  has 
turned  out  to  be  a  good  real  estate  speculation.  But  if  you  take 
$24  and  lend  it  at  interest  at  six  per  cent,  per  annum,  in  the  year 
1626,  remembering  that  money  doubles  at  compound  interest  at 
six  per  cent,  every  eleven  years,  we  find  that  that  $24  would  now, 
in  1898,  after  having  doubled  about  twenty-five  times,  amount  to 
over  $800,000,000,  which  w'ould  be  a  pretty  high  valuation  of  all 
the  lots  on  this  island  if  they  were  all  vacant,  no  buildings  on  them  ; 
probably  more  than  they  would  be  appraised  at,  even  after  the  State 
Board  of  Assessors  had  "equalized"  it  by  taking  off  from  the  rest 
of  the  State,  and  adding  on  to  New  York  City  all  that  they  dared. 

The  Dutch  West  India  Company  had  the  powers  of  a  govern- 
ment, its  charter  gave  it  authority  to  enact  laws,  establish  courts, 
and  deal  in  land  as  well ;  and  most  of  the  original  titles  to  land  in 
this  city  came  from  that  company,  generally  in  the  form  of  a  "pat- 
ent'' from  the  governor  of  the  colony;  elsewhere  in  tlie  State  there 
were  a  number  of  grants  or  patents  of  large  tracts,  since  called 
manors,  to  patroons,  who  undertook  to  settle  them.  The  first 
Dutch  speculator  in  land  in  New  Amsterdam  was  Isaac  de  Forest ; 
he  was  a  Dutchman  of  Huguenot  descent :  his  ancestors  fled  from 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  237 

France,  at  tlie  Revocation  of  the  Edict  of  Xantes,  to  Holland 
which  was  at  that  time,  as  it  has  ever  been,  the  land  of  the  free  and 
the  home  of  the  brave:  in  the  middle  of  the  sixteenth  century  Hol- 
land began  to  resist  religious  oppression,  and  interference  with  lib- 
erty of  conscience,  and  to  that  cradle  of  liberty  fled  all  the  op- 
pressed. Huguenots  from  France,  Jews  from  Portugal,  Puritans 
from  England.  After  The  Netherlands  had  whipped  Spain,  William 
the  Silent,  in  his  instructions  to  the  Dutch  ufhcials  enjoined  upon 
them  to  "see  that  the  word  of  God  is  preached,  without,  however, 
suffering  any  hindrance  to  the  Roman  Church  in  the  exercise  of  its 
religion,"  and  forbade  the  persecution  of  the  Roman  Catholics 
whose  ecclesiastical  tyranny  they  had  been  fighting. 

The  Mayflow^er  Pilgrims  got  to  the  City  of  Leyden,  Holland,  in 
1609,  and  stayed  there  eleven  years,  learning  religious  toleration, 
the  value  of  free  schools,  the  Dutch  method  of  recording  titles,  and 
many  other  points  of  value.'  I  say  they  learned  "religious  tolera- 
tion," because  the  "Pilgrims'"  of  Plymouth  Rock  were  not  the  big- 
oted "Puritans"  of  Massachusetts  Bay  and  Boston:  the  former 
burned  no  Quakers,  hung  no  witches,  persecuted  none  who  dif- 
fered from  them  in  theolog^■,  but  they  sheltered  Roger  W  illiams 
as  the  Dutch  of  Xieuw  Amsterdam  received  Mistress  Annie  Hutch- 
inson. 

About  the  time  that  the  Pilgrims  left  Leyden,  that  "(joodlic  and 
pleasaunt  citie  which  had  been  their  resting  place  near  twelve  years" 
as  William  liradford  called  it,  Jesse  de  Forest,  in  1621,  applied  to 
the  English  ambassador  at  the  Hague,  Sir  Dudley  Carleton,  in  the 
name  of  fifty-six  families  at  Leyden  who  wished  to  go  to  A'irginia, 
and  asked  permission  and  assistance  of  the  King  of  England.  His 
petition  in  full,  with  the  names  of  the  subscribers,  is  given  in  Dr. 
Baird's  History  of  the  Huguenots  in  America:  permission  was 
granted  but  assistance  refused;  so  in  1622  de  Forest  sent  a  similar 
petition  to  the  States  General  of  the  United  Provinces  of  The  Neth- 
erlands, by  whom  permission  was  granted,  and  his  colony  of  thirty 
families  sailed  from  Flolland  in  the  ship  "Nieuw  Nederland,"  in 
March,  1623;  they  reached  the  mouth  of  the  Hudson  in  May,  and 
hoisted  the  Dutch  flag  on  the  Island  of  Manhattan  ;  part  of  the  col- 


238  A  HISTORY  OF  REAL  ESTATE, 

onists  settled  here,  and  the  rest  went  on  to  where  Albany  now  staijds, 
and  built  Fort  Orange.  The  names  of  all  of  these  families  are  not 
known,  but  Jesse  de  Poorest  was  one  of  them. 

When  the  Holland  Society  of  New  York  visited  Holland  in  1888, 
we  were  entertained,  among  other  places,  at  Leyden,  where  there 
was  arranged  for  us  a  remarkable  historical  collection  of  manu- 
scripts, maps,  printed  books,  pictures,  and  among  them  the  manu- 
script "Register  of  State  Affairs,  Vol.  A.  folio  123,  August,  1622," 
in  which  was  written  the  authorization  given  to  Jesse  de  Forest  for 
enrolling  Walloon  colonists;  this  was  dated  August  27,  1622. 

We  were  also  shown  the  "Register  of  Common  AfTairs,  Vol.  L., 
folio  52,"  dated  January  4,  1624,  wherein  was  granted  permission  to 
Gerard  de  Forest  to  take  the  dyer's  place  of  his  brother  Jesse,  "gone 
lately  to  West  Indies,"  as  America  was  called  at  that  time. 

The  court  minutes  of  the  city  of  Nieuw  Amsterdam  do  not  be- 
gin until  February  6,  1653,  thirty  years  after  Jesse  got  here,  and  by 
that  time  he  must  have  been  an  old  man ;  we  have  no  record  of 
his  death,  nor  of  any  of  his  dealings;  but  according  to  the  list  of 
baptisms  in  the  old  Dutch  Church,  the  first  son  of  Isaac  de  Forest, 
who  was  named  Jesse,  was  baptized  here  November  9,  1642 ;  fcom 
this  it  is  probable  that  Isaac  was  the  son  of  Jesse,  naming  his  first 
son  after  his  own  father  in  accordance  with  Dutch  custom.  (By  the 
way,  Isaac  had  eleven  sons  and  three  daughters  before  he  got 
through.  Another  Dutch  custom).  Isaac  de  Forest  had  many 
transactions  between  1653  and  1657,  his  name  appearing  in  the  rec- 
ords more  than  one  hundred  times.  The  first  time  he  appears  as 
assessed  for  100  florins  for  the  defense  of  the  citv,  and  the  next  time 
he  obtained  a  judgment  against  Adrian  Keyser  for  a  balance  of  230 
florins  due  him  for  a  house  and  lot.  Another  time,  in  1655,  he  com- 
plained that  next  to  his  house  and  cellar  (in  the  present  Stone  street, 
about  60  feet  from  Whitehall)  there  was  a  waste  and  unoccupied 
lot,  from  which  his  cellar  was  filled  with  water,  greatly  to  his  dam- 
age, and  requested  that  Daniel  Litschoe,  the  owner  of  the  said  lot, 
be  ordered  to  build  on  it  according  to  the  law  under  which  the  lots 
had  been  sold,  or  else  to  have  the  lot  appraised,  in  which  case,  he,  de 
Forest,  would  build  on  it;  and  the  court  ordered  Mr.  Litschoe  to 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  239 

build  on  his  lot,  and  to  keep  the  petitioner,  de  Forest,  harmless.  He 
was  one  of  the  petitioners  to  have  Stone  street  paved,  in  1655,  and 
it  was  the  first  street  paved  in  this  city.  In  1656  he  bought  a  lot 
on  the  north  side  of  Pearl  street,  about  80  feet  north  of  Whitehall, 
then  known  as  the  "Old  Church  Lot,"  where  a  wooden  church  had 
been  built  as  early  as  1633,  and  he  built  a  house  on  it  which  was  de- 
clared to  be  "an  ornament  to  the  city,"  in  consequence  of  which  he 
obtained  in  1664  a  grant  of  the  lane  adjoining  on  which  to  Iniild  a 
woodshed,  etc. 

The  first  record  of  the  sale  of  city  lots,  according  to  Mrs.  Lamb's 
history  of  the  City  of  New  York  was  in  1642,  from  Abraham  van 
Steenwyck  to  my  ancestor  Antony  Jan^cn  van  Fez,  a  lot  on  Bridge 
street  (which  then  had  no  name),  being  thirty  feet  front  by  one  hun- 
dred and  ten  deep,  for  the  consideration  of  fourteen  florins,  $9.60! 
Antony  van  Fez  was  also  called  Antony  van  Salee,  because  he  had 
lived  in  both  places  in  Algiers,  having  been  one  of  those  Dutch 
sailors  called  "Beggars  of  the  Sea,"  who  fought  Spain.  He  finally 
settled  in  Nieuw  Amsterdam,  and  his  daughter  Eva  married,  in 
1652,  my  direct  ancestor,  Ferdinandus  van  Sicklen.  In  1639  Gov- 
ernor Kieft  granted  to  h'un,  van  Salee,  a  tract  adjoining  Gravesend, 
ever  since  known  as  the  "Turk's  Plantation" ;  it  is  now  Benson- 
hurst.  Mr.  Robert  Bayles,  now,  in  1898,  President  of  the  Market 
and  Fulton  National  Bank  of  New  York,  has  a  brazier  which  has 
come  to  him  through  the  Gulick  family  and  which  was  brought 
from  Algiers  by  our  ancestor,  the  Dutch  sailor,  Antony  Jansen  van 
Salee,  "the  Turk." 

The  first  ordinance  of  New  Amsterdam  relating  to  real  estate, 
that  I  have  been  able  to  find,  was  passed  February  7,  1650,  although 
a  city  surveyor  to  lay  out  lots  properly,  x-Vndries  Hudde,  had  been 
appointed  in  1642,  at  a  salary  of  200  florins,  and  some  small  fees. 
This  ordinance  of  1650  declared  all  contracts  and  conveyances  of 
real  estate  void  and  of  no  value  which  should  be  passed  and  signed 
after  that  date,  Feb.  7,  1650,  without  the  approval  and  confirmation 
of  the  Director  General  (Peter  Stuyvesant)  and  his  Council. 

But  in  1664  an  English  fleet  appeared  in  New  York  harbor,  the 
unprepared  Dutchmen  had  to  give  up  their  city  and  province,  and 


240  ^  HL'^TORV  Ol-  REAL  ESTATE, 

the  Dutch  Jvonian  Civil  Law  i^ave  phicc  to  the  English  Common 
Law.  (  )iR-  chief  distinction  hciwccii  these  two  schools  of  law,  in 
relation  to  real  estate,  is  the  method  of  calculating  equal  degrees  of 
consanguinity;  for  instance,  under  the  Roman  law  hrothers  and  sis- 
ters are  relatives  of  the  second  degree,  while  under  the  common  law 
they  are  of  the  first  degree.  This  is  because  the  civil  law  begins  with 
the  intestate  and  ascends  from  him  to  a  common  ancestor,  and  then 
descends  from  that  ancestor  to  the  next  heir,  counting  a  degree  for 
each  person,  each  step,  up,  and  for  each  person  or  step  down ;  so 
that  an  intestate's  father  is  in  the  first  degree,  and  then  from  the 
common  ancestor,  the  father,  to  his  brother,  another  step,  makes  the 
brother  in  the  second  degree ;  thus  his  grandfather  is  also  in  the 
second  degree ;  while  his  nephew  is  in  the  third  degree,  just  the 
same  as  his  grandfather's  brother  would  be ;  while  his  own  cousins 
w^ould  be  a  step  further,  that  is  in  the  fourth. 

But  the  Common  Law  rule  is  to  start  with  the  common  ancestor, 
and  not  -with  the  intestate  himself ;  so  if  you  start  with  his  father, 
then  it  is  only  one  degree  from  the  father  to  the  intestate's  brother, 
who  is  thus  in  the  first  degree  instead  of  the  second,  as  in  the  Civil 
law^  And  his  uncle  is  only  in  the  second  degree  because  their  com- 
mon ancestor  was  the  grandfather  of  the  intestate,  from  whom  the 
latter  is  two  degrees  distant ;  and  brothers,  being  in  the  first  degree, 
inherit  directly  from  each  other,  and  don't  have  to  go  back,  around, 
through  a  common  ancestor. 

Tlie  old  Dutch  grants  were  mostly  confirmed  by  new  grants  or 
charters  from  the  English  Government,  and  again  were  reconfirmed 
by  the  proclamation  of  Governor  Andros  in  1675,  when  New  York 
was  again  given  up  to  England,  this  time  by  a  treaty  of  peace  which 
stipulated  that  both  England  and  Holland  should  give  back  all  they 
had  captured  in  the  war  immediately  preceding;  there  being  then 
no  Atlantic  cable,  neither  nation  knew,  at  the  time  the  treatv  was 
signed,  that  a  Dutch  fleet  had  appeared  in  New  York  harbor  in 
1674  and  recaptured  this  citv. 

One  of  the  old  Dutch  titles  still  existing  is  that  of  the  Hopper- 
Stryker-Mott  property,  around  .Stryker's  P.ay,  in  the  vicinitv  of 
55th  street  and  the  North  River. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  24I 

But  when  the  EngUsh  Common  Law  came  in,  not  only  were  the 
individual  titles  to  property  undisturbed,  but  the  Dutch  method  of 
registering  or  recording  titles  in  vogue  here  was  let  alone ;  and  most 
wisely.    This  was  undoubtedly  a  Dutch  system. 

Andrew  Yarranton,  a  shrewd  Englishman,  published  over  two 
hundred  years  ago  a  book  with  the  following  extensive  title:  "Eng- 
land's Improvement  by  Sea  and  Land:  To  Outdo  the  Dutch  With- 
out Fighting;  To  Pay  Debts  Without  Aloneys ;  To  Set  at  W'ork 
the  Poor  of  England  with  the  Growth  of  ( Jur  Own  Lands ;  To  Pre- 
vent Unnecessary  Law  Suits  with  the  ISenefits  of  a  A'oluntary  Reg- 
ister ;  Directions  Where  Vast  Quantities  of  Timber  are  to  be  had 
for  the  Building  of  Ships;  With  the  Advantage  of  ALiking  the 
Great  Rivers  of  England  Navigable ;  Rules  to  I'revent  Fires  in 
London  and  other  Great  Cities ;  With  Directions  how  the  several 
Companies  of  Handicraftsmen  in  London  may  have  Cheap  Meat 
and  Drink.  By  Andrew  Yarranton,  Gent.,  London;  printed  for  the 
Author,  by  Roger  L'Estrange,  1677." 

Andrew  had  been  sent  abroad  by  eleven  private  gentlemen,  who 
paid  from  their  own  pockets  his  expenses,  and  those  of  an  inter- 
preter, that  he  might  study  and  report  upon  all  trades,  mamifac- 
tures  and  improvements  which  he  should  deem  it  advantageous  to 
introduce  into  England.  This  book  was  written  on  his  return.  The 
following  extract  gives  his  view  on  the  subject  of  "Land  Title  Re- 
form :" 

"Now.  I  will  demonstrate  to  all  men  unbiased  the  truth  of  what 
I  assert,  and  show  them  the  condition  the  gentlemen  and  jieople  of 
England  are  in  this  day,  and  also  the  condition  the  Dutch  are  in  at 
this  day,  in  all  their  provinces.  Let  a  gentleman  now  in  England, 
that  hath  a  thousand  pounds  a  year  in  land,  that  owes  four  thousand 
pounds,  come  to  a  money  scrivenor  and  desire  four  thousand 
pounds  to  be  lent  on  all  his  land,  and  produce  his  writings,  and  the 
estate  hath  been  in  the  family  two  hundred  years,  I  know  at  this 
day  the  answer  will  be,  that  by  the  law  of  England,  as  it  is  now 
practiced,  no  man  can  know  a  title  by  writings,  there  being  so  manv 
wavs  to  encumber  land  privately.  And  therefore,  the  answer  com- 
monlv  is,  'Bring  us  security  for  the  covenants,  and  we  will  lend  vou 
16 


242  .1  lllSTOKY  01'  RH.IL  ESTATE, 

tlic  inonoys."  Tlie  j^eiitk-nian  ,i;cts  such  friends  as  he  can  procure 
to  be  Ixjund  for  liis  covt'nants,  whcjni.  if  ihey  accej)!,  then  the  prcj- 
curator  and  the  continuator  liave  their  j^anie  to  phiy  ;  but  if  he 
briiiL^-  not  such  securit}-  as  they  lii<e,  lie  L;oetli  \\ith(jul  his  four 
thousand  pounds,  which  is  a  sad  and  lamentable  case,  he  havinf,^ 
lands  worth  a  thousand  pound  a  year;  and  now  he  is  ])ut  to  his 
shifts,  his  creditors  come  upon  him,  and  the  char<;e  of  law  suits 
conies  on,  all  his  affairs  are  distracted,  his  sons  and  dau.q'liters  want 
money  to  set  them  u\t  in  the  world.  At  last  it  is  possible  he 
gets  two  thousand  ])ounds  apiece  (^f  two  several  persons,  of  one  at 
York,  and  of  the  other  at  London,  and  mort^'a.qes  all  his  lands  to 
each  man.  rin>  contiiuu's  pri\  ate  for  --ome  \  e;irs  :  the  while  the 
gentleman  strixx's  what  he  can  to  be  honest,  and  prejiare  moneys  to 
pay  ofY  one  of  the  mortgages. 

"]>ut  it  commonly  falls  out  otherwise,  either  through  'bad  times' 
or  decay  to  tenants,  great  taxes,  or  the  eldest  son  matching  con- 
trary to  his  father's  will,  or  oftimes  it  is  worse — he  is  so  debauched 
no  one  will  match  with  him.  Xow  the  gentleman's  miseries  come 
on,  and  what  must  he  then  do?  For  the  ])ersons  that  have  the  land 
mortgaged  will  not  slay,  because  by  this  time  it  is  discovered  the 
land  is  twice  mortgaged.  I  tell  you,  the  lawyers'  harvest  is  now 
come  on,  and  the  estate  torn  to  pieces,  and  the  gentleman,  his  wife 
and  family,  and,  it  may  be,  creditors,  too,  undone.  I'or,  seeing  all 
is  in  danger  to  be  gone,  the  friends  of  the  wife  tnmi])  u])  a  former 
title  to  the  two  mortgages,  and  fence  to  get  all  the  estate  that 
sherifif,  bayliffs,  solicitors  and  lawyers  leave,  to  be  to  the  ii-es  in- 
tended or  pretended  in  the  jirivate  settlement.  I'.ut  von  will  ask  me 
what  the  jioor  gentleman  shall  do  to  secure  his  ])ersoii.  1  will  tell 
vou  what  some  have  done,  and  many  more.  I  know,  must  do — even 
turn  over  either  to  the  Meet  or  I'lench.  ()  i)ity  and  sin  that  it 
should  be  so  in  brave  luiglaiid!  birst,  i)ity  that  a  poor  gentleman 
cannot  have  moneys  at  such  interest  u]^on  his  lands  as  the  law  di- 
rects, to  pay  his  just  debts,  and  for  the  good  and  comfort  of  his 
familv.  .'Secondly,  it  is  a  sin  that  a  gentleman  of  a  thousand  pounds 
,-1  \ear  should  be  the  occasion  of  ruining  so  many  families  as  he 
does,  l)v  putting  them  to  such  vexatious  suits  for  their  moneys 
lent,  and  it  mav  be,  at  last,  lose  all." 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  243 

"In  this  posture,  as  you  see,  are  many  poor  men  in  England, 
which  cannot  borrow  four  thousand  pounds  of  a  tliousand  pounds 
a  year  land.  I  pray,  let  us  see  what  posture  a  Dutchman  stands  in, 
that  hath  one  hundred  jjounds  a  year,  and  wants  four  thousand 
pounds." 

"Now,  I  am  a  Dutchman,  and  I  have  one  hundred  pounds  a  year 
in  the  province  of  West  Friezland,  near  Groningen,  and  I  come  to 
the  bank  at  Amsterdam,  and  there  tender  a  particular  of  my  lands, 
and  how  tenanted,  being  one  hundred  pounds  a  year  in  West  Friez- 
land, and  desire  them  to  lend  me  four  thousand  pounds,  and  I  will 
mortgage  my  land  for  it.  The  answer  will  be,  I  will  send  by  the 
post  to  the  Register  of  Groningen  your  particular,  and  at  the  re- 
turn of  the  post  you  shall  have  your  answer.  The  Register  of 
Groningen  sends  answer,  it  is  my  land  and  tenanted  according  to 
the  particular.   There  is  no  more  words,  but  tell  out  your  moneys." 

"Observe,  all  you  that  read  this,  and  tell  to  your  children  this 
strange  thing,  that  paper  in  Holland  is  equal  with  moneys  in 
England.  I  refuse  the  moneys,  I  tell  him  I  do  not  want  moneys, 
I  want  credit,  and  having  one  son  at  Venice,  one  at  Noremburg, 
one  at  Hamburg  and  one  at  Dantzick,  where  banks  are,  I  desire 
four  tickets  of  credit,  each  of  them  for  a  thousand  pounds,  with  let- 
ters of  advice  directed  to  each  of  my  sons,  which  is  immediately 
done,  and  I  mortgage  my  lands  at  three  in  the  hundred.  Reader, 
I  pray  observe,  that  every  acre  of  land  in  the  seven  provinces  trades 
all  the  world  over,  and  it  is  as  good  as  ready  money ;  but  in 
England  a  poor  gentleman  cannot  take  up  four  thousand  pounds 
upon  his  land  at  six  in  the  hundred  interest,  although  he  would 
mortgage  a  thousand  pounds  a  year  for  it.  No,  and  many  gentle- 
men at  this  day,  of  five  hundred  pounds  a  year  in  land,  cannot  have 
credit  to  live  at  a  twelve-penny  ordinary.  If  this  be  so,  it  is  very 
clear  and  evident  that  a  man  witli  one  hundred  [pounds  a  year  in 
Holland,  so  convenienced  as  their  titles  are,  and  at  the  paying  but 
three  in  the  hundred  interest  for  thj  moneys  lent,  may  sooner  raise 
three  families,  than  a  gentleman  in  England  can  raise  one  or  pre- 
serve the  familv  in  being,  for  the  reasons  already  given." 

Our  New  York  system  was  evidently  the  child  of  the  Holland 


244  -'^  HISTORY  OF  REAL  ESTATE, 

system  of  our  Dutch  ancestors ;  but  it  grew  to  such  dimensions 
here  that  it  had  to  be  reformed  again,  and  after  some  study,  and 
after  the  usual  opposition  from  the  forces  of  self-interest,  inertia 
and  conservatism  in  human  nature,  the  Block  system  of  recording 
deeds,  mortgages  and  other  instruments  was  put  in  operation  in 
this  city,  to  the  considerable  relief  of  the  pockets  of  real  estate  pur- 
chasers, and  of  borrowers  on  bond  and  mortgage.  While  the  in- 
troduction of  this  system  was  most  powerfully  advocated  by  Mr. 
Dwight  H.  Olmstead,  Judge  E.  B.  Hinsdale,  and  other  gentlemen 
of  the  Bar,  its  practical  use  was  developed  and  introduced  by  Mr. 
George  W.  Van  Siclen,  originally  for  lessening  the  cost  of  titles  to 
borrowers  from  the  College  Point  Savings  Bank,  which  Mr.  Van 
Siclen  founded  in  1873;  order  to  have  the  work  done  once  for 
all,  and  to  avoid  repetition,  Mr.  Van  Siclen  obtained  and  system- 
atically analyzed  and  arranged  a  ledger  account  of  the  old  farm 
titles,  partitions,  transfers  and  mortgages  of  the  property  in  the 
village  of  College  Point,  in  which  he  was  most  kindly  assisted  by 
the  property  owners  there,  Messrs  Poppenhusens,  Funkes,  Schles- 
inger,  Stratton  and  others,  so  that  the  collection  of  al)stracts  of  title 
of  the  College  Point  Savings  Bank  have  annually  received  the 
praise  of  the  State  Banking  Department.  The  development  of  this 
idea  in  Mr.  \"an  Siclen's  mind  led  to  his  drafting  and  obtaining  in 
1882  the  charter  of  the  present  Title  Guarantee  and  Trust  Co.,  under 
the  name  of  the  German-American  Loan  and  Trust  Co.,  with  a 
capital  of  $500,000,  with  which  that  company  began  business  in 
1883;  a  number  of  Philadelphia  conveyancers  bought  up  large  in- 
terests in  the  new  company,  and  when  IMr.  Van  Siclen  made  a 
motion  to  invite  the  New  York  Bar  to  take  part  in  it,  he  was  out- 
voted, and  from  growing  divergence  of  views,  he  withdrew.  There 
have  since  been  founded  by  others  the  Lawyers'  Title  Insurance 
Co.,  now  one  of  the  largest  institutions  in  the  countrv,  and 
the  German-American  Title  Insurance  Co.  The  original  cor- 
poration has  grown  to  have  a  capital  of  $2,500,000.  with  a  surplus 
of  $2,000,000,  and  in  the  year  1897.  it  loaned  on  bond  and  mortgage 
in  New  York  and  Brooklyn,  and  sold  to  investors  over  $25,000,000 
of  mortgages,  with  guaranteed  titles.    Its  stock  sells  on  'change  at 


BUILDING  AND  ARCHITECTURE  IX  NEIU  YORK.  245 

288;  and  it  is  a  child  of  the  intellect  of  which  to  be  proud.  Still, 
real  estate  is  not  used  as  active  capital  in  this  city  to  the  extent  that 
it  might  be ;  it  is  perfectly  feasible  to  deliver  a  certificate  of  guaran- 
teed title  to  either  a  house  and  lot,  or  to  a  bond  or  mortgage,  in  a 
form  similar  to  a  certificate  of  capital  stock  of  a  corporation;  and 
when  men  of  business  and  courage,  not  speculators,  come  to  take 
it  up,  that  will  be  the  next  step  in  the  history  of  real  estate  titles. 
There  are  many  famous  lawyers,  firms  and  individuals,  whose 
opinions  on  questions  of  title  are  deservedly  sought  and  paid  for, 
among  them  Martin  &  Smith,  Charles  Coudert,  \\'illiam  G. 
Choate,  John  Webber,  Theo.  F.  Jackson,  ^Nlyer  S.  Isaacs,  Benjamin 
F.  Lee,  J.  Evarts  Tracy,  David  B.  Ogden,  Herbert  B.  Turner,  John 
T.  Lockman,  John  Duer,  Henry  E.  Howland,  J.  Lawrence  Marcel- 
lus,  F.  Coggeshall,  Fred,  de  Peyster  Foster,  E.  Ellery  Anderson, 
William  Allen  Butler,  James  M.  \'arnum,  Joseph  H.  Gray,  B.  Aymar 
Sands,  William  P.  Dixon,  Truman  H.  Baldwin,  Carter  &  Ledyard, 
Strong  &  Cadwallader ;  Peahody,  Baker  &  Peabody ;  George  J.  Kil- 
gen ;  William  C.  Orr ;  Hoadlev,  Lauterbach  &  Johnson  ;  A'ander- 
poel,  Cuming  &  Godwin,  and  a  score  or  two  more,  who  have  ex- 
amined the  titles  to  real  estate  in  this  citw  either  for  the  i)urchasers, 
or  for  those  who  lent  monev  upon  bond  and  luortgage,  to  a  total  of 
thousands  of  millions  of  dollars,  and  who  have  never  lost  a  dollar 
of  their  clients'  money,  so  careful  and  accurate  have  been  their  in- 
vestigations, and  so  correct  their  judgment. 

There  have  also  arisen  of  late  years  corporations  which  guarantee 
the  payment  of  a  bond  and  mortgage,  principal  and  interest,  called 
mortgage  gtiarantee  companies,  where  the  title  is  insured  by  a 
title  company,  and  payment  by  the  mortgage  company.  These  give 
almost  absoltite  security,  of  cotirse  at  a  low  rate  of  interest,  to  those 
■  who  buy  their  mortgages  and  debentures ;  but  they  are  onlv  moder- 
ately successful,  so  far,  because  their  managers  have  failed  to  grasp 
the  condition  which  would  insure  them  full  success. 

In  addition,  many  people  of  small  means  have  lately  invested  in 
building  and  loan  associations ;  it  remains  to  be  seen  if  these  will 
prove  more  successful  in  their  wind-up  than  those  which  were  popu- 
lar in  New  York  and  Brooklyn,  fifty  years  ago,  and  in  Philadelphia 


246  A  HISTORY  OF  REAL  ESTATE, 

tliirty  years  ago,  which  generally,  at  maturity  of  their  final  series, 
found  the  remaining  shareholders  obliged  to  take,  instead  of  money, 
pieces  of  real  estate,  which  they  themselves  could  not  use,  and  with 
which  the  market  was  overloaded. 

The  time  will  yet  come  when  the  real  estate  of  the  City  of  New 
York  will  be  made  active  capital  in  business.  But  the  object  of  this 
article  is  history,  not  prophecy. 

GEORGE  If.  F.-LV  SICLEN. 


BUILDIXG  AND  ARCHITECTURE  L\  NEW  YORK.  247 


LEADING  REAL  ESTATE  LAWYERS. 

Bowers  and  Sands. 

The  leg'al  firm  of  liowcrs  and  Sands,  of  X'o.  31  Nassau  street,  was 
founded  in  18 13  by  Janics  W.  Gerard.  In  1838  Mr.  Gerard  asso- 
ciated witli  him  ]\lr.  James  X.  I'latt,  and  the  firm  became  known  as 
Gerard  and  Piatt.  On  November  i,  1849,  James  W.  ( ierard,  Jr., 
and  Thomas  C.  T.  Buckley  were  admitted  as  partners,  and  the  firm 
assumed  the  name  of  Piatt,  Gerard  and  Buckley.  Air.  James  W. 
Gerard,  Jr.,  retired  in  1867,  and  in  1877,  Thomas  C.  T.  Buckley  died, 
the  name  then  changed  to  Piatt  and  Gerard.  In  1878  Jolin  M. 
Bowers  was  admitted  as  partner,  and  the  firm's  name  was  changed 
to  Piatt,  Clerard  and  Unwers.  (  )n  September  20,  1881,  James  W. 
Gerard  retired,  and  the  name  was  again  changed  to  Piatt  and  Bow- 
ers. B.  Ayniar  Sands  became  a  partner  on  Nnveml)er  i,  1885,  and 
on  February  i,  1894,  Frederick  J.  Aliddlebrook  was  aihnitted,  the 
name  changing  to  Piatt,  Ilowers  and  Sands.  Air.  james  N.  Piatt 
retired  on  May  i,  1894,  and  the  business  of  the  firm  has  since  been 
carried  on  under  the  name  of  Bowers  and  Sands. 

Evarts,  Choate  &  Beaman. 

There  is  probably  no  legal  firm  so  well-known  in  America  for  the 
past  cjuarter  of  a  century  as  that  of  Evarts,  Clioatc  t!v  Beaman, 
whose  ofifices  are  located  in  No.  52  ^^'all  street.  In  general  corpora- 
tion law  the  firm  unquestionaljly  is  one  of  the  most  powerful  in  the 
American  bar.  The  cases  in  which  this  firm  has  been  retained  are 
markedly  those  of  national  importance,  testifying  tn  the  high  legal 
status  of  the  firm.  The  history  of  the  firm  runs  as  follows  :  Charles 
E.  Butler,  who  was  born  in  181 S.  when  (|uite  a  }i)ung  man  l)ecame 
associated  in  business  with  the  late  Jonathan  Prescott  Hall  in  the 
practice  of  the  law  in  the  City  of  New  York.  In  1842  the  firm  of 
Butler  &  Evarts,  composed  of  Charles  E.  Butler  and  W  illiam  M. 
Evarts  was  formed,  Air.  Hall  being  interested  in  the  liusiness  as 
counsel,  although  not  nominally  a  member  of  the  firm.  The  firm 
of  Butler  &  Evarts  continued  in  practice  until  January  i,  1852, 
when  Charles  F".  Southma\'d  was  admitted  as  a  partner,  and  the  firm 
of  Butler  &  Evarts  became  lUitler,  Evarts  &  Southmayd.  December 
31,  1858,  Charles  E.  Butler  retired  from  the  firm,  which  then  became 
Evarts  &  Southmayd ;  this  firm  continued  for  only  five  months,  and 
Jtme  I,  1859,  Joseph  H.  Choate  and  Jeremiah  Evarts  Tracy  be- 
came members  of  the  firm,  and  the  firm  name  became  Evarts, 
Southmayd  &  Choate.      After  about  three  years  of  absence,  Mr. 


248  A  HISTORY  OF  REAL  ESTATE, 

lIutkT  ri'-i'iitcrcd  the  finn,  the  nanic  of  which  remained  unchang-ed. 
.!;iini;ny  1,  1S74.  C'liarles  \  \.  Tweed,  l'resc(jtt  Hall  Butler,  a  son  of 
(  hark's  Ihitler,  and  Allen  W.  l-.varts,  a  son  of  William  AI. 
l-'.varls,  hecame  members  of  the  firm,  the  name  still  remainin,^-  im- 
chan.i^ed.  January  i,  1879,  Charles  C".  I'.eaman,  a  son-in-law  of  Air. 
William  Al.  Evarts,  became  a  member  of  the  firm,  and  December 
31,  1882,  Charles  E.  Butler  a.^ain  retired  from  the  ])ractice  of  the  law, 
and  Charles  H.  Tweed  withdrew,  and  January  1,  1SS3.  Trcadweil 
Cleveland  became  a  member  of  the  firm.  July  1,  1884,  Charles  E. 
Southmayd  retired  from  the  practice  of  the  law,  and  the  firm  name 
was  changed  to  Evarts,  Choate  &  Beaman.  Since  July  i,  1884,  the 
firm  has  continued  and  still  continues  with  the  membership  un- 
changed. During  the  long  j^eriod  of  upwards  of  fifty-five  years  since 
the  firm  of  Butler  &  Evarts  was  established,  the  firm  has  had  an  ex- 
tensive practice  in  all  branches  of  litigation  and  affairs  relating  to 
real  estate,  and  the  important  cases  in  which  different  members  of  the 
firm  have  been  engaged  relating  to  both  public  and  private  inter- 
ests are  too  numerous  to  mention.  Air.  Evarts,  as  is  well  known, 
was  counsel  in  the  celebrated  Lemmon  Slave  Case,  in  important 
cases  arising  during  the  Civil  War,  the  trial  of  the  im])eachment  of 
Andrew  Johnson,  President  of  the  United  States  ;  Ijefore  the  Elec- 
toral Commission;  the  so-called  Alabama  Claims  Tribunal;  the 
defence  of  Henry  Ward  Beecher,  and  Air.  Choate  was  counsel  in 
the  Del  Valley  case  for  breach  of  ])romise,  in  which  the  plaintiff 
claimed  $50,000,  but  recovered  $50 ;  the  Cesnola  Lil)el  case,  involv- 
ing the  general  honesty  of  the  Art  Collection  of  Anti<|uities,  the 
Behring  Sea  case  before  the  United  States  Su])reme  Court,  the  In- 
come Tax  cases,  the  Chinese  case,  California  Irrigation  cases  and 
numerous  others. 

Hoadly,  Lauterbach  &  Johnson. 

Prominent  in  the  ranks  of  well-known  legal  firms,  with  a  reputa- 
tion not  merely  local  but  national,  stands  the  firm  of  Hoadly,  Lauter- 
bach &  Johnson.  The  personnel  of  the  firm  consists  of  George 
Hoadly,  Edward  Lauterbach,  Edgar  M.  Johnson,  William  N.  Cohen, 
Louis  Adler,  h>rdinand  R.  Alinrath,  William  H.  Page,  Jr.,  and  John 
Vernon  Bouvier,  Jr.  h'or  many  years  this  firm  has  maintained  a  clien- 
tele worthy  of  its  status  in  the \ew  York  legal  fraternity.  In  title  work 
and  the  passing  on  mortgages  and  purchases  the  firm  has  been  par- 
ticularly active.  Its  experience  in  this  department  is  especially  val- 
uable. This  work  has  been  under  the  management  of  Ferdinand  R. 
Alinrath.  The  offices  of  the  firm  are  located  in  No.  22  W^illiam 
street. 

Hobbs  &  Gifford. 

In  1874  the  two  law  firms  of  I'.eebe,  Donohue  &  Cooke,  and  Wil- 
cox &  Hobbs,  of  this  citv,  consolidated  under  the  name  of  Beebe, 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


Wilcox  and  Hdbbs,  and  continued  under  this  name  until  1883.  In 
that  year  Mr.  Edward  H.  Hobbs  withdrew  from  the  firm  practicing 
alone  until  1885,  when  he  associated  with  himself  Mr.  James  M. 
Gififord,  the  name  changing  to  Hobbs  &  Gifford.  Two  more  part- 
ners, Jesse  Stearns  and  Charles  B.  Hobbs  have  since  been  admitted. 
The  firm  has  always  been  active  in  examination  of  titles  and  in  in- 
vestment of  private  and  estate  funds  on  first  mortgage  cDvering  Xew 
York  City  ])roperty.  Special  attention  has  been  given  to  atlmiralty 
and  corporation  law.    The  address  is  Xo.  56  I'ine  street. 

Seth  R.  Johnson. 

Among  Xew  York's  legal  men.  who  have  been  connected  with 
the  bar,  both  in  litigation,  cor]:)oration  law,  the  realty  department 
and  commercial  law,  ]\Ir.  Seth  R.  Johnson,  of  Xo.  71  ^^'all  street, 
stands  prominent  in  the  list.  Mr.  Johnson  entered  the  ofifice  of  Mr. 
Silas  B.  Brownell  when  a  bov.  was  admitted  to  the  bar  in  1864,  and 
then  entered  his  former  tutor's  office.  A  greater  |)()rti()n  of  Mr. 
Johnson's  business  is,  hmvever,  realt\'  law.  His  large  clientele 
give  him  their  investments  with  the  i)(.)wer  of  pro]ierIy  securing 
them,  in  which  connection  he  examines  titles  and  passes  upon  mort- 
gages. Mr.  Johnson  is  intimately  acquainted  with  the  history  of 
New  York's  legal  fraternity  for  the  past  forty  years,  and  is  conver- 
sant with  the  many  changes  which  have  occurred  during  that  time. 
He  has  been  one  of  the  attorneys  for  the  "Record  and  ( iuide"  for 
many  years. 

George  J.  Kilgen. 

Among  the  local  l>irristers  ])rominent  in  banking,  building  and 
loan  a^-oriatioii^,  and  the  laws  thereof,  is  Mr.  George  J.  Kilgen,  of 
No.  100  r.roadwaw  ^\v.  Kilgen  was  admitted  to  the  bar  in  t886, 
and  is  a  pleader  in  the  Supreme  Court  of  Xew  York  State,  the  State 
of  Washington,  and  L'uited  States  Supreme  Court.  He  was  at  first 
associated  with  [Melville  Kellogg,  at  Xo.  18  Wall  street,  but  on  the 
latter's  death,  Mr.  Kilgen  opened  an  office  in  Xo.  120  Broadway, 
where  he  entered  largely  into  the  corporation  laws.  He  is  unf]ues- 
tionably  one  of  the  highest  authorities  on  State  laws  af¥ecting  build- 
ing and  loan  associations  and  banking  corporations.  Mr.  Kilgen 
makes  loans  for  his  clients  and  passes  upon  titles  before  investments 
are  made. 

Edward  E.  McCall. 

Mr.  Edward  E.  ]\IcCall,  of  Xo.  346  Broadway,  has  been  connected 
with  the  legal  department  of  Xew^  York  realty  for  the  past  twelve 
years.  Mr.  McCall  is  well  known  as  one  of  the  highest  authorities 
in  general  estate  law,  and  the  fact  that  he  has  been  connected  with 
several  large  and  wealthy  corporations  testifies  to  his  high  status  as 
a  legal  luminary  in  corporation  law.  He  was  admitted  to  the  bar  in 
1886,  and  immediately  formed  a  partnership  with  W.  C.  Arnold, 


250 


/]  HISTORY  OF  REAL  ESTATE, 


in  wlTicli  real  estate  law  was  practised  exclusively.  Sliortlv  after- 
wards Mr.  AlcC'all  became  connected  with  ( leor^e  I'.  Deniorest  in 
the  law  department  of  the  ^lutual  Life  Insurance  l'()m])an>-,  hut  suh- 
se(|uentl\-  resij^ned  and  he.i^an  a  i)ractise  himself.  Mr.  McCall's  ser- 
\ices  were  a.yain  in  demand,  however,  and  he  accepted  from  the 
]''(|uital)]e  Life  Insurance  l"i)nipany  the  responsible  ])ositi()n  of  at- 
torne_\-  for  that  C(im])any,  su])ervising  its  lar,qe  realtx'  interests.  He 
remained  five  years  in  this  capacity,  but  in  iS(j2  he  became  the  ])er- 
sonal  att(jrney  of  the  Xi'w  York  Life  LTsurance  and  lias  entire  char^'e 
of  the  real  estate  interesls  in  Xcw  \'()rk  and  ci intit^uous  states.  In 
this  capacity  Mr.  IMcLall  e.xanunes  yearly  the  titles  of  millions  of 
dollars  in  realty.  He  has  been  for  eight  years  one  of  the  examining 
counsel  of  the  Lawyers"  Title  Insurance  Co., and  is  one  of  the  direc- 
tors of  the  Lawyers'  Engineering  and  Surveying  Company.  ]\Ir. 
McCall  is  also  the  advisory  attorney  for  the  Park  I'.uilding  and 
Loan  Association. 

William  C  Off. 

Mr.  W'illliam  C.  Orr  has  been  prominentlv  connected  with  some  of 
the  largest  transactions  in  New  York  realty,  and  is  one  of  the  best 
known  men  in  metropolitan  realty  circles.  He  is  not  a  broker  in  the 
general  acceptation  of  the  word,  neither  is  he  a  real  estate  agent. 
Mr.  Orr  occupies  the  position  of  confidential  adviser  to  clients  wish- 
ing to  invest  money  on  bond  or  mortgage,  or  on  the  other  hand  to 
dispose  of  property.  In  America  there  is  no  such  term  by  which  one 
could  designate  such  an  ofifice;  in  England  such  duties  are  performed 
by  the  family  lawyer. 

Although  Mr.  C)rr  has  placed  many  large  properties  on  the  mar- 
ket, it  has  been  through  brokers  that  the  sales  have  been  made ;  his 
complete  knowledge  of  realty  values  in  all  parts  of  the  city  and  his 
wide  acquaintance  with  brokers  and  other  investors  render  him  a 
successful  medium  for  such  transactions.  His  connection  with  New 
York  real  estate  has  consisted  to  a  great  extent,  therefore,  of  placing 
loans  on  bond  and  mortgage  settlement  and  management  of  large 
estates,  and  as  an  advisor  of  trust  companies,  jirivate  individuals  and 
other  investors. 

For  nearly  eighteen  years  Mr.  Orr  has  occupied  the  position  of 
examiner  of  titles  for  the  Emigrant  Industrial  Savings  Bank;  he  is 
one  of  the  examiners  of  the  Lawyers'  Title  Insurance  Company;  he 
holds  the  responsible  position  of  attorney  of  the  Fifth  Avenue  Bank, 
in  44th  street  and  Fifth  avenue;  he  was  Chairman  of  the  Legislative 
Committee  of  the  Real  Estate  Exchange,  and  is  a  member  of  the 
Committees  on  Rapid  Transit  and  Arbitration  in  the  Real  Estate 
Exchange. 

Peabody,  Baker  &  Peabody. 

The  firm  of  Peabody,  Baker  &  Peabody,  of  No.  2  Wall  street,  is 
one  of  New  York's  conservative  and  reputable  legal  firms.    It  was 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  251 


established  over  thirty  years  ago  by  Charles  A.  Peabody,  who  as- 
sociated with  him  Mr.  Fisher  A.  Baker.  Ten  years  after  the  estab- 
lishment of  the  firm  Mr.  Peabody's  son,  Charles  A.  Peabody,  Jr., 
was  admitted  into  partnership,  and  the  name  assumed  its  present 
form,  Peabody,  Baker  &  Peabody.  The  firm  does  a  general  law 
business,  in  which  the  real  estate  law  department  is  managed  by 
Mr.  Charles  A.  Peabody,  Jr.  He  is  a  graduate  of  Columbia  law 
school  of  the  class  of  '71. 

Strong  &  Cadwalader. 

The  legal  firm  of  Strong  &  Cadwalader,  now  most  prominently 
known  of  the  many  legal  luminaries  of  the  metropolitan  bar,  was 
established  prior  to  1818.  It  was  then  known  under  the  name  of  Bid- 
well  &  Strong,  the  component  members  being  Marshall  S.  Bidwell 
and  George  W.  Strong,  uncle  of  the  lately  deceased  member  of  the 
firm.  George  T.  Strong  was  afterwards  admitted  and  then  in  1878  the 
firm  became  Strong  &  Cadwalader,  the  members  being  Charles  E. 
Strong  and  John  L.  Cadwalader.  In  1886  George  W.  Wickersham 
and  George  F.  Buttervvorth  became  members  of  the  copartnership. 
From  its  long  connection, not  onlv  in  a  l)usincss manner,  but  socially, 
the  firm  holds  many  responsible  jiositions.  It  is  the  legal  adviser  of 
many  well  known  New  York  families  at  home  and  abroad,  and  also 
for  the  members  of  many  of  the  oldest  and  wealthiest  Xew  England 
families.  A  very  large  number  of  the  immense  loans  made  by  our 
wealthy  estates  have  been  certified  to  by  this  firm,  particularly  in 
passing  upon  titles.  In  the  real  estate  <le])artment  of  their  law 
business  they  are  recognized  as  one  of  the  highest  authorities  in 
passing  upon  titles,  the  formation  of  trusts  and  the  conformation  of 
wills  in  which  deep  knowledge  of  law  is  required  so  that  the  desire 
of  a  testator  is  carried  out.  Mr.  Geo.  E.  liuttcrw orth  is  a  nuniber 
of  the  Committee  of  Counsel  of  the  Lawyers'  1'ille  (  iuarantee  Co., 
of  which  the  late  Charles  E.  Strong  was  a  director  from  its  organi- 
zation. The  firm  is  the  counsel  for  the  Bank  for  Savings  in  the  City 
of  New  York  and  also  for  the  Seamen's  Ijaiik  of  the  City  of  New 
York,  the  second  and  third  largest  savings  banks  respectively  in 
the  state. 

John  Sabine  Smith. 

The  well-known  Republican  leader  and  New  York  lawyer,  John 
Sabine  Smith,  was  admitted  to  the  bar  in  1868.  While  prominent  in 
the  inner  circles  of  political  movements,  Mr.  Smith  has  also  attained 
an  equal  prominence  as  a  barrister.  He  has  frequently  been  retained 
as  the  counsel  of  extensive  estates  and  large  corporations  and  for 
various  companies  which  have  invested  capital  in  realty  or  other- 
wise. For  many  years  he  has  examined  and  passed  upon  titles  for 
loans  and  mortgages,  and  has  acted  as  counsel  for  receivers.  He 
is  a  member  of  the  University,  Lawyers',  Republican  and  Quill 
Clubs,  in  this  city. 


252 


A  HISTORY  OF  REAL  ESTATE, 


Vanderpoei,  Cuming  &  Godwin. 

One  of  the  su1)Stantial  and  lionored  lecjal  firms  in  New  York  is 
that  of  \'an<ler])oeI,  Ciunins'  &  (iodwin,  of  No.  2  Wall  street.  Estab- 
Hshed  in  1853,  it  has  alwavs  maintained  a  .high  reputation  amon.i^ 
the  legal  fraternity  both  in  its  litigation  and  corporation  business. 
The  firm  was  known  as  Brown,  Hall  &\'anderpoel  in  1853,  but  twenty 
years  later  it  became  Vanderpoei,  Green  &  Cuming,  wliich  was  after- 
ward changed  to  \'anderpoel,  Green,  Cuming  &  (iodwin  in  1886. 
In  1888  the  firm  assumed  its  present  name,  that  of  A'andcrixx-l,  Cum- 
ing &  Godwin,  its  personnel  being  James  R.  Cuming,  Aug.  II.  A'an- 
derpoel,  Almon  Godwin,  Henry  Thompson,  Richard  W.  Freedman. 
The  firm  has  done  much  general  corporation  work  both  in  the  mat- 
ter of  reorganization  and  organization  in  all  its  branches. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


TITLE,  TRUST,  REAL  ESTATE,  AND 
SIMILAR  CORPORATIONS. 

Building  and  Sanitary  Inspection  Co. 

The  Building  and  Sanitary  Inspection  Company,  of  Xo.  55  Lib- 
erty street,  New  York,  was  organized  in  ]May,  1897.  Tlie  company 
undertakes  the  structural  and  sanitary  inspection  of  buildings  in  an 
impartial  and  thorough  manner.  It  also  examines  buildings  for 
makers  of  loans,  thus  protecting  corporations  and  individuals  mak- 
ing loans  against  fraudulent  builders.  It  supervises  and  certifies 
to  the  nature  of  the  plumbing  and  sanitary  work  and  general  con- 
struction of  a  building.  Its  list  of  patrons  includes  a  large  number 
of  owners  of  public  and  private  buildings. 

German-American  Real  Estate  Title  Guarantee  Co. 

The  German-American  Real  Estate  Title  Guarantee  Company  is 
of  comparatively  recent  origin.  Its  object  is  the  same  as  other  title 
insurances,  to  supersede  the  old  system  which  necessitates  a  re-ex- 
amination of  title  with  the  consecjuent  delays  and  expense  at  every 
transfer  of  real  property.  The  company  contracts  to  pay  all  losses 
caused  by  defects  of  title  to  the  amount  insured  and  to  defend  all 
actions  at  its  own  expense  which  may  be  brought  against  the  titles 
guaranteed  by  it.  The  officers  are  Edward  \'.  Loew,  President; 
George  C.  Clausen,  A'ice-President :  Chas.  J.  (  )l)ermayer.  Secretary 
and  Treasurer;  Charles  Unangst,  Counsel;  Hon.  Xoah  Davis,  Ad- 
visory Counsel.  The  chief  ofifices  of  the  companv  are  at  175  Broad- 
way, New  York  City. 

Knickerbocker  Realty  Improvement  Company. 

The  Knickerbocker  Realty  Improvement  Company  was  organ- 
ized and  incorporated  in  July,  1897,  under  the  laws  of  Xew  York 
State,  with  a  cash  capital  of  $100,000.  The  object  of  the  formation 
of  this  company  is  the  erection  of  business  buildings  which  are  to  be 
constructed  and  operated  by  the  company.  The  officers  are  Homer 
J.  Beaudet.  general  manager;  J.  Louis  Hay,  secretary  and  treasurer; 
Robert  Riggs.  president.  ]\Ir.  Beaudet  is  a  well-known  builder, 
having  erected  and  sold  in  the  neighborhood  of  300  private  houses 
and  apartments  in  the  northern  part  of  the  city  previous  to  his  entry 
in  the  company.  Since  its  inception  the  company  have  begun  the 
erection  of  an  eight-story  loft  building  at  X^os.  35-37  East  20th  street; 


254 


A  HISTORY  OF  REAL  ESTATE, 


BUILDIXG  AXD  ARCHITECTCRE  IX  XEW  YORK. 


a  similar  one  at  Xos.  30  and  32  East  21st  street;  also  a  twelve-story 
Hotel,  at  Xos.  116,  118  and  120  West  34th  street,  near  Broadway. 
On  Ma}-  1st,  the  office  of  the  company  was  removed  to  the  Wash- 
ington Life  ]!uilding-. 

Lawyers'  Title  Insurance  Company  of  New  York. 

The  Lawyers'  Title  Insurance  Companv  of  Xew  York  completed 
its  tenth  year  in  1897. 

Its  history  has  fully  justified  all  that  was  claimed  by  its  founders 
as  the  advantages  of  a  strictl\'  ])rofessional  title  companv;  that  is, 
a  company  whose  work  is  entirely  professional,  managed  exclu- 
sively hy  professional  men. 

I'pDU  the  management  of  a  corporation  must  depend  its  success; 
withe lUt  ])r(iper  management  no  fixed  capital,  howewr  large,  can 
protect  against  CMn^tanth-  increasing  risks,  which,  with  a  i-uccf^sful 
business,  must  m  x  m  reach  an  aggregate  many  milliDUs  m  excels  o'" 
the  largest  ])ractical  cajiital. 

The  character  of  the  maiiaginient  of  an  insurance  company,  and 
particularly  of  a  title  insin-ance  companv,  under  ordinarv  circum- 
stances, will  appear  in  the  ann  uiiii  of  it^  losses.  The  total  losses  of  the 
Lawyers'  Company  in  ten  year>,  lia\  ing  i>sued  over  30,000  policies, 
insuring  many  millions  of  dollar>.  lia^  lucn  but  $12,653.37. 

Financial  success  has  neci.'>saril\  fojluucd  careful  and  conserva- 
tive management.  The  com])an\'^  siirphi>  on  J;in.  1st,  iS(»S.  was 
$684,074,44,  all  of  which  is  earnings  e.\ce])t  the  sum  of  $125,000. 
which  was  paid  in  as  a  surplus  on  the  increase  of  its  capital  to 
$1,000,000. 

While  tlu-  limitation  by  law  as  to  the  investment  of  its  capital 
restricts  its  income  Ironi  such  in\-cstment,  it  ne\-ertliek's>  protects  the 
capital,  and  this  ])rotiction  is  >till  further  materiall\  extended  Ity  a 
])ro\ision  of  law,  not  ai)])licable  to  any  title  com])anies  except  those 
organized  under  the  same  law  as  the  Lawxer^'  ("ompanw  which  re- 
(|uires  that  a  sum  eipial  to  two-thirds  of  the  ctipital  shall  be  ki.i>t  in- 
vested in  certain  si)ecihc  secm-ities.  to  wit,  first  UKjrtgages  on  im- 
jM-oved  real  estate.  (  io\-ernnient.  ."-^tate.  City  and  Cenmtx'  llonds  and 
real  estate,  and  prohibits  the  is>uing  of  a  polic\-  upon  the  impairment 
of  this  guarantv  fund  until  stich  inipairmen;  is  made  good. 

The  ad\'antage  w  hich  the  Law  N  er.s'  Conipan\'  offers  to  its  insured 
of  the  opinion  of  their  own  counsel  as  well  as  the  Coni])an_\ 's  opinion 
and  policy  is  cpiite  evident,  as  without  additional  C(jst  the>-  obtain 
the  best  professional  judgment  and  the  most  adequate  c()ri)orate 
guarantv  as  collateral  security. 

X'aturally  the  Lawyers'  Company  has  attained  a  high  and  assured 
position  in  the  public  confidence,  and  with  its  complete  machinery 
by  way  of  plant  and  well  tested  methods  seems  destined  to  achieve 
still  more  notable  success  in  the  future  than  in  the  past.  Its  hand- 
some and  admirably  e(|uii)ped  buihling,  the  first  erected  in  this  city 
bv  anv  title  company,  u  ill  well  repay  examination.  (See  illustration.) 


I   niSTORV  OF  REAL  ESTATE, 


Material  Men's  Mercantile  Association. 

The  Material  Men's  Mercantile  Association,  Limited,  was  organ- 
ized for  the  purpose  of  pr(jtectinq-  huildint,'-  material  dealers  from 
builders  who  throujj^li  speculative  ()])erations  or  other  means 
were  running  far  ahead  of  their  rating  and  credit.  The  Association 
gives  to  its  members  the  most  important  information  concerning 
builders,  building  contractors  or  sub-contractors.  It  keeps  a  record 
of  liens,  judgments,  mortgages,  conveyances  and  all  transactions 
afifecting  builders  or  building  contractors.  The  records  of  the 
latter  are  carefully  preserved  and  the  connection  of  builders  and 
those  who  are  behind  them  are  carefully  noted.  The  need  of  such 
a  source  of  information  is  readily  ai)])arent,  because  the  mercantile 
agencies  cannot  give  sufficient  and  reliable  information  regarding 
them.  Mr.  Irving  M.  Avery  is  president  of  the  association,  and  the 
counsel  is  the  well-known  legal  firm  of  Phillips  &  Avery.  The  of- 
fices of  both  are  in  the  Tribune  Building. 

New  York  Security  and  Trust  Co. 

The  New  York  Security  and  Trust  Company  was  organized  and 
incorporated  under  the  laws  of  the  State  of  New  York  in  1889.  The 
company  is  one  of  the  strong  trust  companies  in  this  city,  and  its 
executive  department  is  composed  of  practical  and  sound  business 
men.  Its  capital  is  $1,000,000,  with  a  surplus  of  $1,500,- 
000.  The  officers  of  the  company  are  the  Hon.  Charles  S. 
Fairchild,  ex-Secretary  of  the  Treasury,  President;  ex-Mayor  Wil- 
liam L.  Strong,  of  New  York,  First  Vice-President;  Abram  M. 
Hyatt,  Second  Vice  President;  Osborn  W.  Bright,  Secretary;  Zelah 
Van  Loan,  Assistant  Secretary.  There  are  twenty  trustees,  consist- 
ing of  men  prominent  in  mercantile,  legal  and  financial  circles;  they 
are  Charles  S.  Fairchild,  William  H.  Appleton,  William  L.  Strong, 
James  J.  Hill,  William  F.  Buckley,  Stuart  G.  Nelson,  Hudson  Hoag- 
land,  James  Stillman,  James  A.  Blair,  Edward  N.  Gibbs,  M.  C.  D. 
Borden,  John  C.  McCoUough,  Edward  Uhl,  Frederic  R.  Coudert, 
B.  Aymar  Sands,  John  W.  Sterling,  John  A.  McCall,  H.  Walter 
\\"el)b,  Edmund  F.  Randolph  and  F.  W.  Stearns. 

The  company  performs  and  is  authorized  to  ijcrform  the  many 
duties  of  a  trust  company.  In  brief,  it  acts  as  an  executor,  trustee, 
administrator,  guardian,  agent  and  receiver.  It  is  a  legal  depository 
for  court  and  trust  funds.  It  will  manage  and  take  entire  charge 
of  realty  and  personal  ])roi)erty,  collecting  the  income  and  profits 
thereof  and  attending  to  details  as  one's  lawyer  or  real  estate  agent 
dc-es.  In  addition  it  receives  deposits  subject  to  sight  drafts,  allow- 
ing interest  on  daily  balances  and  issues  certificates  of  deposit  bear- 
ing interest.  In  its  bond  department  the  company  offers  its  clients 
the  best  class  of  securities.  The  company's  offices  are  at  No  46  Wall 
street. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


New  York  Realty  Savingfs  Company. 

This  company  was  organized  and  incorporated  in  1896  for  tlie 
purpose  of  placing  loans  on  high  class  realty  and  constructing  new 
buildings  on  a  basis  of  profitable  investment.  The  field  for  such 
a  company  was  a  wide  one;  the  members  of  the  concern  were  well 
acquainted  with  the  conditions  of  Xew  York  realty  and  had  made 
th.cm  a  subject  of  study  and  investigation  ])reparatory  to  the  organ- 
ization of  the  company.  One  of  their  methods  which  since  has 
been  carried  to  successful  termination  was  the  selection  of  a  suitable 
site  for  the  improvement  of  the  property  thereon,  and  its  subsequent 
sales.  Along  this  line  of  investment  and  improvement  was  the 
construction  of  the  now  well  known  Royalton  Hotel,  located  in  Xos. 
44  and  46  West  44th  street.  As  this  work  is  un(|uestional)ly  the 
greatest  the  New  York  Realty  .'Savings  CV)ni])anv  has  \ct  conipk-ted, 
it  is  desirable  to  give  it  more  than  ])assing  notice.  Tin-  Royalton 
extends  from  Nos.  47  and  49  W  est  43rd  street  to  Xos.  44  and 
46  West  44th  street.  It  is  a  twelve  story  model  apartment  house, 
devoted  exclusively  to  the  use  of  bachelors.  The  site  chosen  by  the 
company  was  a  most  fortunate  one,  inasmuch  as  it  is  the  club  center, 
as  well  as  the  social  center  of  Xew  York.  It  is  conveniently  located 
near  the  Grand  Central  depot,  the  proposed  Astor-Tilden-Lenox 
Library  and  I'ar  Association  of  Xew  ^'ork  City.  The  building 
was  designed  by  Messrs.  Rossiter  and  Wright.  It  is  constructed 
of  stone,  brick  and  terra  cotta,  with  a  structural  injn  frame  work. 
The  ground  floor  was  so  designed  to  admit  of  it  being  used  as  club 
rooms  for  various  clubs.  Every  want  has  been  considered  bv  the 
architects,  and  the  result  is  that  it  is  complete  in  every  respect  from 
a  valet  service  in  connection  with  the  hotel  to  a  barber  shop  and 
bicycle  room.  The  electrical  equipment  consists  of  the  latest  ap- 
proved devices.  A  system  of  refrigerators  has  been  introduced  so 
that  air,  refrigerated  to  a  temperature  of  36  degrees,  I'\-direnlicit,  can 
be  introduced  in  every  room.  The  plumbing  is  in  keeping  with  the 
other  improvements;  it  is  exposed  and  completed  according  to  the 
best  sanitary  principles. 

Before  the  Royalton  was  half  completed,  applications  for  two- 
thirds  of  the  space  had  been  filled.  The  occupants  were  then  jier- 
mitted  to  choose  what  decorations  would  be  used  and  what  altera- 
tions tjhey  desired;  in  all  cases  they  w^ere  completed  by  the  builder. 

The  officers  of  the  comoany  are  Frederick  Billings,  President; 
F.  H.  Isham,  \'ice-President ;  E.  G.  Bailey,  Treasurer;  George  S. 
Bixby,  Secretary;  lienjamin  S.  Harmon,  Counsel;  J.  F.  Merriam, 
General  Manager. 

The  President,  Mr.  h>ederick  Billings,  is  a  son  of  the  late  Fred- 
erick Billings,  President  of  the  Xorthern  Pacific  Railroad;  ]\Ir.  F.  A. 
Isham,  \'ice-l'resident,  and  ^\r.  (I.  S.  liixby,  are  attorneys  experi- 
enced in  realtv  matters,  and  j.  h".  Merriam  is  a  jiractical  real  estate 
man  with  a  legal  training. 


258 


/]   IIISTORY  OF  RliAI.  liSTATIi, 


Real  Estate  Trust  Co.  of  New  York. 

The  Real  Estate  Trust  Company,  of  No.  30  Nassau  street,  was 
organized  in  October,  1890.  It  fulfills  the  duties  usually  performed 
by  trust  companies  in  acting  as  executor,  guardian  and  trustee,  but 
its  special  business  is  to  receive  deposits  on  which  interest  is  allowed. 
Its  depositors  are  mainly  composed  of  a  high  class  of  realty  opera- 
tors and  brokers  and  those  connected  with  the  real  estate  trade.  The 
ofificers  are:  Henry  C.  Swords,  president;  Hermann  H.  Cammann, 
vice-president ;  Henry  W.  Reighley,  secretary ;  and  the  board  of 
trustees  is  composed  of  some  of  the  largest  realty  owners,  builders 
and  real  estate  brokers  in  the  city.  The  semi-annual  dividend  de- 
clared is  3^-  per  cent. 


Bl'ILDIXG  AXD  ARCHITECTURE  /.V  XEIV  YORK. 


REVIEW  OF  THE  MECHANICS"  LIEN  LAW. 

INTRODUCTION. 

HE  history  of  the  mechanics"  Hen  law  in  the  State 
of  Xew  York  is  one  of  gradual  development  and 
steadv  expansion  in  scope  and  purpose. 

The  Legislature  has  placed  52  Acts  upon  the 
Statute  book  in  its  efYorts  to  afiford  this  method 
of  security  to  mechanics  and  materialmen,  the  first  act  being  Chap- 
ter 330.  of  1830,  and  the  present  act,  Chapter  418,  of  1897.  This 
original  act  seems  small  and  meagre  in  comparison  with  the  present 
Statute,  yet,  ])erhaps,  it  accomplished  as  much  as  its  more  preten- 
tious descendant.  The  first  act  of  1S30  api)lied  only  to  Xew  York 
City,  and  was  intended  to  secure  i)ayment  to  "'every  meclianic,  work- 
man or  other  jx'rson  doing  or  performing  any  work  toward  the  erec- 
tion, construction  or  finishing  of  any  building." 

The  thoughts  of  the  law-makers  of  those  days  did  not  concern 
themselves  with  the  palaces  and  sky-scrapers  of  to-day,  and  did  not 
consider  the  division  and  subdivision  of  contracts,  which  are  now  of 
everyday  occurrence  in  this  city.  It  was  the  mechanic,  the  day  la- 
borer, whose  protection  they  were  considering,  and  the  method  they 
devised  was  the  simple  one  of  notice  to  the  owner,  who  thereupon 
stood  by  with  the  money  in  his  hands,  with  which  contractor  and 
workman  arbitrated  their  differences. 

But  this  apparently  proved  too  simple,  for  in  1844  it  gave  way  to 
a  law  (limited  also  to  Xew  York  City)  which  required  the  filing  of 
every  subcontract  in  the  county  clerk's  office,  before  the  work  on  it 
was  begun  and  which  discharged  the  lien  by  voluntary  release  on 
payment  or  by  a  joinder  of  issues  in  court  on  written  notices  of  claim 
or  set-off,  served  by  one  upon  the  other,  and  proceeding  to  judg- 
ment in  the  usual  way. 

This  also  proved  unsatisfactory,  doubtless  because  of  its  unnec- 


26o  A  HISTORY  OF  RliAL  ESTATli, 

cssary  i)nl)Iicit \-,  and  it  was  rc])ealc'd  by  a  law  of  1851,  applicable  to 
New  \  iirk  t  ity.  which  first  introduced  the  notice  of  lien  to  l^e  filed 
and  docketed  substantially  as  we  have  it  now,  although  it  allowed 
the  notice  to  ])e  filed  within  six  months  after  completion. 

In  1844  an  act  similar  to  the  Xew  York  City  act  was  made  ap- 
plicable to  all  cities  and  certain  villages  named,  and  in  1851  it  was 
amended  to  permit  the  filing  of  the  contract  at  any  time  before  com- 
pletion and  for  30  days  afterwards. 

Meantime,  in  Richmond  Count}-,  a  jilan  had  been  put  in  practice 
which  gave  every  one  w  i  irking  on  a  building  a  lien  for  one  year 
without  filing  any  notice  and  which  jjermitted  an  owner  to  dis- 
charge all  liens  on  six  weeks'  published  notice  to  present  claims  to 
him  or  be  barred  of  their  liens.  This  plan,  however,  never  went 
beyond  Richmond  County  and  it  is  obvious  that  it  could  only  lie 
successfully  operated  in  a  small  conuuunity,  where  neighborhood 
gossip  could  be  trusted  to  give  general  information. 

Provision  so  far  had  (inly  been  made  for  the  cities.  In  1851  three 
counties  were  given  a  lien  law,  next  year  four  more  counties  re- 
ceived their  law;  in  1853  Kings  County  got  a  Special  act:  in  1854 
thirteen  C(Tunties  were  included  under  one  act,  and  in  1858  this  last 
act  was  made  general  among  the  counties,  except  Xew  York  and 
Erie.  At  this  last  date  there  were  seven  or  more  difTerent  lien 
laws  in  force  in  various  parts  of  the  State,  and  from  then  down  to 
1885  the  confusion  increased,  as  year  l)y  year  new  acts  were  passed 
for  special  localities  and  this  or  that  county  or  city  put  under  the 
provisions  of  some  act  or  exempted  from  the  provisions  of  some 
other  acts. 

In  Xew  York  City  the  act  of  1851  gave  way  to  the  act  of  1863 
and  that  in  turn  to  the  act  of  1875.  I"  1876  ])ublic  works  were 
brought  within  the  scope  of  the  Hen  law  by  s])ecial  act,  and  in  1885 
the  legislature  passed  the  first  general  law  applicable  to  all  parts 
of  the  State  and  repealed  most  of  the  existing  statutes.  However, 
public  works,  oil  wells,  railroad  bridges  and  a  few  other  acts  were 
still  left  on  the  statute  book.  This  was  a  good  ste]i  forward,  be- 
cause the  new  act  was  carefully  drawn  in  the  first  ])lace,  and  in  the 
second  place,  as  soon  as  uniformity  and  certainty  were  introduced 


BUILDIXG  AXD  ARCHITECTURE  IX  A'£H'  YORK.  261 

into  the  statute,  it  was  possiljle  for  the  courts  to  begin  to  construe 
it  in  a  logical  way  and  to  Iniild  up  a  series  of  precedents  worthy 
of  being  followed.  Consequent  upon  this,  the  whole  subject  of 
mechanics'  liens  has  developed  into  a  branch  of  equity  jurispru- 
dence, closely  akin  in  its  principles  and  rules  to  those  governing 
real  estate  mortgages.  The  act  of  1897  has  recodified  the  law  in  a 
still  more  logical  and  orderly  method. 

The  intent  of  the  lien  law,  as  clearly  evidenced  in  the  early  stat- 
utes, was  to  protect  the  ordinary  mechanic  or  day  laborer,  whose 
labor  had  gone  to  enhance  the  value  of  the  owner's  property  but 
who  had  no  claim  against  the  owner,  and  who,  apart  from  the  lien, 
could  not  reach  the  fund  in  the  owner's  hands  until  he  had  obtained 
judgment  against  the  contractor.  It  was  speedily  broadened  to 
include  the  man  who  furnished  material,  and  again  broadened  to 
include  all  who  furnished  material  or  performed  labor,  no  matter 
how  remote  from  the  owner,  and  still  further  broadened  to  include 
every  improvement  of  property,  in  addition  to  ])uildings. 

Tile  result  has  been  that  nine-tenths  or  more  of  the  liens  tiled 
are  filed  by  materialmen,  i.  e.,  dealers  in  building  materials,  who  in 
the  keen  competition  of  business  are  tempted  to  give  credit  to 
builders  or  general  contractors  not  entitled  to  such  credit,  from 
lack  of  capital,  reputation  or  skill,  because  the  materialmen  relv  on 
the  supposed  protection  of  a  mechanic's  lien  to  save  them  from 
that  which  their  business  judgment  would  otherwise  disapprove. 


262 


A  HISTORY  OF  REAL  ESTATE, 


THE  NEW  LIEN  LAW. 

CHAPTER  I. 
"Who  May  Have  a  Lien  and  What  It  May  Be  Had  For. 

The  object  of  the  Hen  law,  from  the  enactment  of  the  first  statute 
on  tills  subject,  has  been  to  give  some  security  to  the  mechanic  or 
materialman,  whose  labor  or  material  has  passed  from  Ills  possession 
by  the  very  act  of  doing  the  labor  or  furnishing  the  material.  The 
operation  of  the  rule  of  law  which  provides  that  everything  attached 
to  the  land  passes  to  the  owner  of  the  land  has  prevented  and  must 
always  prevent  the  full  realization  of  this  security  to  the  laborer  and 
materialman.    (See  second  chapter  on  this  point.) 

In  the  early  statutes  the  benefit  of  the  act  was  confined  to  the 
contractor  and  those  in  immediate  contract  with  him ;  but  now 
the  rule  is  established  that  anv  one  who  performs  labor  or  furnishes 
material  for  the  improvement  of  real  property  with  the  consent  or 
at  the  request  of  the  owner  thereof,  or  of  his  agent,  contractor  or 
sub-contractor,  shall  have  a  lien  for  the  principal  and  interest  of  the 
value,  or  the  agreed  price  of  such  labor  or  materials  upon  the  real 
property  improved  or  to  be  improved  and  upon  such  improvement, 
from  the  time  of  filing  a  notice  of  lien  as  prescribed. 

We  may  classify  all  possible  lienors  as  (a)  contractors;  (b)  sub- 
contractors; (c)  materialmen;  (d)  laborers. 

Anyone  may  be  a  contractdr.  whether  he  be  regularly  in  the 
business  or  engage  in  it  specially  or  for  the  first  time;  in  fact,  the 
act  defines  the  contractor  to  be  a  person  who  enters  into  a  contract 
with  the  owner  of  real  pr()])erty  for  the  improvement  thereof.  He  is 
free  to  cni])l(>y  any  of  the  usual  ])uslness  methods  and  so  may  act 
through  an  agent  in  taking  the  contract  or  doing  the  work.  Tn 
fact,  the  agency  of  the  agent  need  not  be  disclosed  until  the  filing 
of  the  lien,  and  if  the  Hen  be  filed  in  the  name  of  the  principal,  and 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  263 

proof  of  the  agency  be  given  at  the  proper  time  it  is  sufficient.  So 
a  woman  may  be  the  principal  and  act  through  her  husljand  as 
agent.  Hut  tlie  proof  of  agency  must  be  clear,  and  there  must 
be  no  taint  of  fraud.  It  matters  not  where  the  lienor  resides, 
whether  in  the  state  or  out  of  it,  or  where  the  work  is  to  be  done 
or  the  material  is  to  be  furnished,  or  where  the  payment  is  to  be 
made,  or  where  the  contract  was  made,  provided  only  that  the  work 
or  material  is  actually  used  in  the  improvement  of  the  real  property. 
Again,  it  matters  not  whether  the  lienor  be  a  corporation,  foreign 
or  domestic,  or  an  unincorporated  association,  or  a  person  or  two 
or  more  persons,  the  same  test  of  the  actual  use  of  the  work  or 
material  in  the  improvement  is  all  that  is  needed. 

A  sub-contractor  is  now  defined  to  be  a  person  who  has  con- 
tracted with  a  contractor  or  with  a  person  who  has  contracted  with 
or  through  such  contractor  for  the  performance  of  his  contract  or 
any  part  thereof.  So  that  it  is  of  no  im])ortance  how  many  inter- 
mediate sub-contractors  may  stand  between  the  lienor  and  the  con- 
tractor, provided  he  be  working  on  part  of  the  jol).  iUu  only  one 
who  is  actually  under  contract  for  the  work  or  some  part  can  have 
a  lien,  so  that  a  person  who  should  purchase  from  a  sul)-contractor 
his  right  to  receive  money  due  him  could  not  have  a  lien,  although 
if  the  sub-contractor  turn  over  his  contract  before  the  work  is  be- 
gun with  the  consent  of  the  owner,  the  man  who  thus  actually  did 
the  work  or  furnished  the  material  could  have  a  lien  without  anv 
new  written  contract. 

A  materialman  is  a  person,  other  than  the  contractor,  who  fur- 
nishes material  for  the  improvement  of  real  property.  Of  course, 
this  is  only  another  term  for  sub-contractor. 

A  laborer  is  one  who  performs  labor  or  services  to  the  contractor 
upon  the  improvement  of  real  property.  This  mav  mean  more 
than  a  day  laborer,  for  it  might  include  the  services,  for  example,  of 
an  architect  or  a  foreman  or  manager. 

The  courts  in  their  desire  to  extend  the  benefits  of  the  act  to  those 
for  whom  it  was  intended,  have  sometimes  evolved  the  relation  of 
contractor  or  sub-contractor  from  a  change  of  circumstances,  al- 
though such  relations  were  not  contemplated  in  the  first  place  by 


264  ^  niSTOR)-  or  REAL  liSrATB. 

the  i)artics.  Tluis,  if  on  al)aiulonnK'nt  of  the  work,  the  owner  makes 
use  of  huihUng-  material  left  on  the  ground  the  courts  will  treat  the 
owner  of  the  material  so  used  as  a  contractor,  and  sustain  a  lien 
filed  for  their  value  ;  or  it  may  be  that  a  surety  or  endorser  will  be 
recognized  as  a  principal  and  his  lien  enforced. 

A  lienor  may  stipulate  to  waive  his  lien,  but  he  cannot  cut  off 
the  right  of  those  under  him  to  file  liens. 

A  lien  may  be  assigned,  and  as  soon  as  the  assignment  is  re- 
corded, the  assignee  stands  in  the  i)lace  of  the  lienor.  As  the  lien 
is  merelv  security  for  the  debt,  the  assignment  carries  with  it  the 
lien,  but  this  will  not  stand  against  subsecjuent  rights  acquired  bona 
fide,  unless  it  is  recorded.  The  same  rule  ai)plies  here  as  in  the  re- 
cording of  mortgages. 

Liens  may  be  filed  against  public  improvements  in  the  same  way 
as  against  improvements  of  real  property,  and  the  same  principles 
apply,  with  the  exception  that  the  public  money  appropriated  for 
the  improvement  stands  in  lieu  of  the  land. 

A  lien  may  be  had  for  any  improvement  of  real  property,  which 
means  any  erection,  alteration,  or  repair  of  any  structure  upon, 
connected  with  or  beneath  the  surface  of  any  real  property  or  any 
work  done  upon  such  j^roperty  or  materials  furnished  for  its  per- 
manent improvement ;  and  by  real  ])roperty  is  included  real  estate, 
lands,  tenements  and  hereditaments,  corj^oreal  and  incorporeal,  fix- 
tures, and  all  l)ridges  and  trestle  work,  and  structures  connected 
therewith,  erected  for  the  use  of  railroads,  and  all  oil  or 
gas  wells  and  structures  and  fixtures  connected  therewith,  and  anv 
lease  of  oil  lands  or  other  right  to  operate  for  the  production  of  oil 
or  gas  upon  such  lands,  and  the  right  of  franchise  granted 
by  a  municipal  corporation  for  the  use  of  the  streets  or  public 
places  thereof,  and  all  structures  placed  thereon,  for  the  use  of 
such  rig-ht  or  franchise.  Under  such  definitions  it  is  difficult  to  con- 
ceive of  any  work  upon  real  estate  which  would  not  be  included,  and 
the  decisions  of  the  courts  on  doubtful  points  or  on  cases  which 
seemed  close  to  the  border  line  have  been  in  favor  of  the  lien.  Thus 
liens  have  been  sustained  (to  mention  a  few  instances)  for  a  gas- 
compressor  in  a  brewery,  for  a  furnace,  for  terracing  and  sodding. 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  265 

for  grading,  and  for  improvements  for  a  specific  purpose,  wlien  in- 
tended to  be  afifixed  to  the  freehold. 

The  original  contract  between  the  owner  and  the  contractor  is 
usually  in  writing,  and  if  drawn  in  proper  and  unambiguous  lan- 
guage, defines  the  duties  of  the  contractor  and  fixes  the  liability  of 
the  owner.  This  contract  may  be  seen  or  its  terms  demanded  by 
any  sub-contractor,  and  the  refusal  by  the  owner  or  his  agent  to 
make  them  known  or  their  falsehood  in  stating  them,  makes  the 
owner  liable  to  the  sub-contractor  so  injured,  and  he  may  be  called 
upon  to  pay  if  a  judgment  against  the  contractor  ])roves  unavailing. 

There  has  not  been  a  mention  of  "extra  work"  in  any  lien  law 
yet,  luit  a  lien  based  on  such  claim  is  good,  provided  the  other  ele- 
ments are  present,  such  as  consent  of  the  owner,  etc.  The  basis  for 
such  a  claim  for  "extra  work"  is,  of  course,  a  contract  supplemental 
to  the  original  agreement,  and  the  difficulties  encountered  on  such 
claims  are  the  usual  ones  of  insufficient  ])ro()f  on  the  two  questions; 
first,  of  the  meeting  of  the  minds,  and.  second,  the  value  of  the 
work  or  the  materials  furnished.  Claims  for  extra  work  may  arise 
from  two  sets  of  circumstances  :  first,  where  there  is  a  written  agree- 
ment, definite  in  terms,  and  the  claim  is  based  on  work  or  materials 
clearly  outside  of  this  agreement,  or,  second,  the  claim  mav  arise 
out  of  a  controversy  as  to  whether  the  extra  work  is  or  is  not  in- 
cluded in  the  original  agreement,  the  difticulty  being  found  in  the 
vagueness  or  looseness  of  that  agreement.  In  such  cases,  lienors 
frequently  fall  back  on  proof  of  what  is  the- custom  of  the  trade  in 
question,  but  it  often  becomes  a  mere  question  of  construction  of 
language  by  the  court,  as  where  it  was  decided  that  "blasting"'  was 
not  included  in  "excavating."  On  the  question  of  extra  work  a  con- 
tractor is  not  bound  to  furnish  extra  materials  and  labor  at  cost,  but 
may  make  a  reasonable  profit  to  himself. 


266 


A  HISTORY  OF  REAL  ESTATE, 


CHAPTER  II. 
Against  Whom  and  What. 

A  ineclianic's  lien  is  security  for  the  debt  clue  the  lienor,  just  as 
a  mortL^aye  is  security  for  the  bonds. 

Just  as  it  is  i)Ossible  for  one  man  to  give  the  bond  while  another 
gives  the  mortgage  to  secure  it,  so  the  contractor  may  owe  the 
debt  to  the  sub-contractor  and  the  lien  be  given  (by  operation  of 
law)  on  the  owner's  interest  in  the  land  and  building.  As  this  lien 
is  given  by  the  law  against  the  will  of  the  owner,  the  conditions  un- 
der which  it  w  ill  be  given  are  tightly  drawn. 

We  must,  therefore,  determine 

1.  Who  is  the  owner. 

2.  That  he  has  consented  to  the  improvement. 

3.  What  his  interest  is. 

4.  What  encumbrances  are  prior  to  the  lien. 

5.  What,  if  anything,  he  still  owes  to  the  contractor. 

First,  who  is  the  owner : 

We  cannot  determine  this  (juestion  simply  by  finding  in  whose 
name  the  deed  stands,  for  such  a  person  may  be  under  contract 
which  would  make  him  sim])ly  the  agent  for  others.  When  such 
questions  first  arose,  the  courts  held  that  an  owner  who  had  agreed 
to  sell,  but  who  had  not  yet  given  his  deed,  was  the  owner,  and  this 
rule  was  embodied  in  the  general  act  of  1885. 

But  in  the  new  revised  lien  law,  which  took  efifect  Sept.  i,  1897, 
this  rule  has  been  completely  reversed,  and  it  is  now  declared  that 
the  vendee  in  ])()ssession  under  a  contract  for  the  purpose  of  real 
property  is  the  owner.  So  that  now  the  lien  will  only  attach  to  such 
right  as  this  vendee  has  and  still  must  depend  on  the  contract  be- 
tween him  and  the  owner  of  the  fee.  The  very  fact  that  the  deed  is 
withheld  by  the  owner  for  his  protection  will  show  that  the  vendee's 
interest  is  only  a  small  margin. 


BUILDING  AND  AKCHITECTURE  IN  NEIV  YORK.  267 

In  cases  where  the  title  stands  in  the  wife's  name,  while  the  hus- 
band is  the  operator,  no  rule  can  be  laid  down,  and  each  case  must 
be  determined  by  the  facts  as  they  are  developed.  A  lessee  or  a  life 
tenant  in  possession  is  the  owner,  and  the  lienor  cannot  reach  the 
remainder. 

Formerly,  a  purchaser  at  a  foreclosure  sale  did  not  become  the 
owner  until  the  deed  was  delivered  to  him,  but  now  the  lien  law 
has  reversed  this  and  provides  that  his  title  shall  date  back  to  the 
time  of  the  sale.  The  effect  of  this,  of  course,  is  to  cut  of¥  the  right 
to  lien,  instantly  on  the  sale. 

Second,  the  consent  of  the  owner: 

If  this  be  expressly  given  by  the  owner,  it  binds  him,  and  it  may 
be  given  verbally  or  in  writing;  if  in  writing,  it  cannot  be  explained 
orally  to  mean  something  else.  If  the  owner  joins  in  or  actjuiesces 
in  the  order  given  by  the  contractor,  his  consent  is  clearly  given. 
But  the  owner's  consent  once  given,  may  be  withdrawn  before  the 
work  begins,  and  after  such  withdrawal,  there  is  no  duty  on  the 
owner  to  use  force  to  prevent  the  work,  and  his  consent  being  ab- 
sent, no  lien  can  be  had. 

Formerly,  the  tendency  of  the  courts  was  to  extend  the  consent 
given  by  the  owner,  but  the  latest  decision  in  the  Court  of  Appeals 
sharply  limits  this  and  declares  the  rule  in  these  words:  "It  seems 
that  the  requirements  of  the  statute  as  to  consent  are  not  met  by  a 
mere  general  agreement  to  the  effect  that  a  third  person  may,  at  his 
own  expense,  make  alterations  in  a  building  occupied  by  him.  The 
statute  requires  more.  It  requires  that  the  owner  shall  expressly 
consent  to  the  particular  alteration  made  or  that,  with  a  knowledge 
of  the  particular  object  for  which  they  are  employed,  he  acquiesces 
in  the  means  adopted  for  that  purpose." 

But  consent  may  be  implied  from  circumstances,  or  from  the 
terms  of  the  contract  and  without  proof  of  express  consent  on  the 
owner's  part.  It  may  be  inferred  from  his  conduct  and  attitude. 
Actual  knowledge  on  his  part  may  be  enough.  The  consent  may 
be  given  by  his  agent  or  architect.  But  in  all  such  cases  the  burden 
of  showing  it  is  on  the  lienor,  and  the  lienor  must  satisfy  himself 


268 


J   HISTOKV  or  RliAL  ESTATE, 


tliat  tlic  actual  owner  lias  really  "consented."  And,  on  the  other 
hand,  if  the  lease  forl)i(ls  alterations  without  the  owner's  consent  in 
writing-,  or  if  there  he  no  clause  in  lease  permitting  alterations,  etc., 
no  consent  will  he  implied,  and  since  the  rule  is  now  that  a  vendee 
in  possession  under  a  contract  of  purchase  is  the  "owner,"  such  a 
contract  is  no  longer  evidence  of  consent  by  the  liolder  of  the  fee. 

Third,  what  is  the  owner's  interest: 

The  Lien  Law  extends  the  lien  to  the  owner's  right,  title  and  in- 
terest in  the  real  property  and  improvements  existing  at  the  time  of 
filing  the  notice  of  lien,  with  the  proviso  that  a  general  assign- 
ment for  the  benefit  of  creditors  shall  not  prevent  the  filing  of  liens 
as  prior  claims  witliin  thirty  days  after  such  assignment.  The  wis- 
dom of  this  proviso,  viewed  from  the  standpoint  of  the  contractor  or 
sub-contractor,  cannot  be  doubted,  for  it  reserves  to  them  the  right 
for  thirty  days  to  come  in  on  the  job  in  advance  of  general  creditors 
of  the  assigning  owner. 

If  the  owner  be  a  lessee,  only  his  leasehold  interest  is  covered, 
and  in  such  cases  the  security  is,  of  course,  small. 

As  the  lien  binds  only  such  interest  of  the  owner  as  can  be  sold 
on  execution,  no  lien  can  l)e  acquired  against  a  trust  estate,  for  that 
cannot  be  sold ;  and  for  the  same  reason  no  lien  can  I)e  had  on  an 
inchoate  right  of  dower. 

No  private  agreement  between  owner  and  contractor  can  cut  ofif 
the  sub-contractor's  right  to  a  lien,  and  the  Lien  Law  now  pro- 
vides that  if  any  part  of  the  real  property  be  removed,  the  lien  shall 
still  bind  the  part  removed  and  the  remaining  part. 

When  a  lien  is  bonded  or  a  deposit  made,  the  owner's  interest  is 
released,  and  the  lien  is  transferred  to  the  bond  or  deposit. 

Fourth,  what  encumbrances  are  prior : 

As  the  lien  attaches  only  to  the  owner's  right,  title  and  interest 
existing  at  the  time  of  filing  the  notice  of  lien,  there  may  be  prior 
encumbrances  upon  this  interest.  The  Lien  Law  gives  the  lien  a 
preference  over  any  conveyance,  judgment  or  other  claim,  not 
docketed  or  filed  at  the  time  of  the  filing  of  the  lien  ;  and  over  any 


BUILDING  AND  ARCHITECTURE  IN  NEIV  YORK.  269 

advances  made  upon  any  mortgage  or  other  encumbrance  thereon 
after  such  fihng  ;  and  over  the  claims  for  work  not  yet  performed  or 
materials  not  yet  furnished  on  a  job,  where  tlie  (jwner  has  made  an 
assignment  for  the  benefit  of  crethtors  witliin  thirty  days  before  the 
fihng  of  the  hen. 

This  cuts  ofif  ah  cjuestionable  or  fraudulent  encumbrances  and 
gives  the  liens  in  their  order  priority  over  everything  not  bona  fide 
existing  encumbrances.  The  new  Lien  Law  now  adds  another 
preference  and  says  that  liens  shall  also  have  priority  over  advances 
made  u])(in  a  contract  by  an  owner  for  an  improvement  of  real 
property  wliich  contains  an  option  to  the  contractor,  his  successor 
or  assigns  to  purchase  the  propert}',  if  sucli  advances  were  made 
after  the  time  when  the  lal)()r  began  or  the  first  item  of  material  was 
furnished,  as  statetl  in  the  notice  of  lien.  So  that  hereafter  if  the 
owner  makes  the  building  loan,  his  whole  interest,  advances  in- 
cluded, is  subject  to  the  liens.  The  advantages  of  this  to  material 
men  are  apparent. 

The  new  Lien  Law  also  provides,  in  the  case  of  conflicting  liens 
under  an  operation  involving  several  houses,  for  i)riority  upon  the 
separate  houses,  according  to  the  actual  work  performed  and  mate- 
rials furnished. 

Nothing  but  actual  payment  in  good  faith  will  relieve  an  owner ; 
hence  an  attempt  on  his  part  to  create  a  fraudulent  mortgage  is  null 
and  void,  and  if  he  gives  a  mortgage  to  the  contractor  in  payment, 
such  mortgage  will  be  held  to  be  in  trust  for  the  lienors.  A  fraudu- 
lent mortgage  will,  on  proper  proof,  Ije  set  aside  in  a  suit  to  fore- 
close a  lien. 

Fifth,  what,  if  anything:,  the  owner  owes  the  contractor: 

As  the  owner  is  not  under  contract  with  a  sub-contractor  there  is 
no  direct  liability  on  his  part  to  such  sub-contractor;  but  the  inten- 
tion and  operation  of  the  lien  law  is  to  sequestrate  such  liabilitv  from 
the  owner  to  the  contractor,  as  may  remain  undischarged,  and  to 
divert  this  to  payment  of  the  sub-contractor.  The  compulsion  to 
such  payment  is  effected  by  the  giving  of  the  lien  with  the  right  of 
foreclosure  and  sale.    Hence,  before  it  can  be  known  whether  the 


zyo  A  lilSTOKV  01-  REAL  ESTATE, 

lien  is  of  value,  it  must  be  determined  what,  if  anything,  is  due  from 
the  owner  to  the  contractor. 

This  is  the  problem  of  greatest  difficulty  under  the  lien  law,  and 
can  only  be  touched  upon  here.  Let  us  simply  note  now  that  under 
the  act  of  1885  the  rule  by  which  to  determine  the  balance  due  the 
contractor  was  to  deduct  from  the  whole  contract  price  the  amount 
paid  the  contractor  plus  the  value  of  the  work  not  yet  done.  The 
balance  was  the  amount  earned  and  due,  and  hence  covered  by  the 
liens  of  the  sub-contractors.  The  new  Lien  Law  declares  the  rule 
to  be  that  the  balance  due  the  contractor  (and  hence  available  to 
the  lienor)  is  the  sum  earned  and  unpaid  on  the  contract  at  the 
time  of  filing  the  notice  of  lien  and  any  sum  subsequently  earned 
thereon.  The  thought  is  the  same;  it  is  simply  another  way  of 
stating  it.  The  practical  efYect  of  it,  however,  will  be  to  shift  the 
burden  of  proof  on  such  questions  from  the  owner  to  the  sub-con- 
tractors. While  the  rule  reqtiired  the  deduction  of  the  value  of  the 
work  yet  to  be  done,  it  was  the  owner  who  necessarily  had  to  bear 
the  burden  of  showing  how  much  this  was.  Now,  however,  the  rule 
gives  the  lienors  the  sum  earned,  and  they  must  prove  what  that  is. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  271 


CHAPTER  III. 

The  Acts  of  the  Owner  as  Affecting  the  Lien. 

The  consent  of  the  owners  as  one  of  the  elements  of  the  Hen  has 
already  been  discussed. 

The  act  of  the  owner  may  af¥ect  the  lien  in  four  ways: 

1.  By  shifting  the  title. 

2.  By  performance  on  his  part. 

3.  By  collusion  with  the  contractor  to  defeat  the  lien. 

4.  By  election  to  proceed  on  abandonment  by  contractor. 

First,  shifting:  the  title: 

Since  the  lien  1)inds  only  the  interest,  etc..  of  the  owner,  existing 
at  the  time  of  filing  the  lien,  and  since  the  consent  of  that  owner  to 
the  making  of  the  imjirovement  must  be  shown,  it  follows  that  a 
bona  fide  conveyance  will  destroy  this  right  to  lien,  for  the  consent 
of  the  new  owner  will  l)e  utterly  lacking.  The  Lien  Law  seeks  to 
guard  against  this  chance  in  the  only  way  open  to  it  by  providing 
that  a  lien  may  be  filed  before  the  work  is  done.  This  safeguard, 
however,  is  completely  neutralized  by  the  ethics  of  business  which 
forbid  a  lienor  to  file  his  lien  until  in  actual  danger  of  loss.  If  good 
faith  be  lacking,  the  conveyance  is,  of  course,  null  and  void  and 
will  be  set  aside  in  the  action  brought  to  foreclose  the  lien. 

In  the  case  of  an  assignment  for  the  benefit  of  creditors,  the  lien 
law  suspends  the  operation  of  the  above  rule  for  thirty  days  and 
permits  liens  to  be  filed  during  that  period  under  claim  of  priority. 

Formerly,  it  was  held  that  when  the  owner  died  there  was  such 
a  shifting  of  title  as  to  cut  ofif  the  right  to  lien,  but  among  the 
changes  in  the  new  Lien  Law  is  one  expressly  providing  that  this 
right  shall  not  be  affected  by  the  death  of  the  owner  before  lien  filed, 
and  few  will  be  found  to  ciuestion  the  justice  of  the  new  rule. 

Second,  performance  on  owner's  part: 

The  onlv  obligation  resting  on  the  owner  is  to  pay  the  agreed 
price,  and  if  this  be  done  in  good  faith,  there  remains  nothing  to 


272  HISTORY  ()!■   REAL  ESTATE, 

which  the  hen  can  attach.  Wlicn  the  payment  is  made  in  cash,  the 
question  of  good  faith  can  generally  be  readily  determined,  but 
when  payment  consists  of  the  giving  of  a  note,  or  the  repayment  of 
a  loan  or  an  allowance  in  settlement  of  accounts,  the  (juestion  be- 
comes involved.  Thus  the  mere  deliver}-  of  a  check  is  not  sufficient 
proof  of  payment ;  and  if  the  owner  make  a  ])aynient  to  the  contrac- 
tor after  lien  filed,  but  before  notice  has  Ijeen  served  ou  the  owner, 
the  presumption  will  be  against  the  owner. 

The  mere  agreement  to  take  a  ])romissory  note  in  ])ayment  does 
not  cut  off  the  right  to  lien,  if  the  note  is  not  paid  when  due,  and  the 
taking  of  a  promissory  note  for  the  amount  due,  tloes  not  cut  off 
the  right  to  a  lien,  but  only  suspends  the  enforcement  of  it  during 
the  period  for  which  credit  is  given,  and  the  notes  being  due  and 
surrendered  at  the  trial,  they  will  not  stand  in  the  way  of  an  enforce- 
ment of  the  lien. 

Adjustment  of  accounts  and  applications  of  payments  in  a  partic- 
ular way  will  be  ])ermitted,  if  done  in  good  faith,  especially  if  the 
question  be  simply  between  owner  and  contractor.  W'lien  a  con- 
tractor has  two  claims  against  the  owner,  one  secured  by  lien  and 
the  other  unsecured,  it  is  proper  for  him  to  apply  a  payment  re- 
ceived from  the  owner  on  the  unsecured  claim,  especially  if  that  be 
the  older.  So  an  agreement  to  j^ay  for  repairs  by  an  allowance  in 
rent  is  computed  as  soon  as  the  allowance  is  made  and  no  lien  can 
attach.  As  between  owner  and  contractor,  a  personal  loan  from 
the  former  to  the  latter  may  be  used  in  settlement. 

But  there  being  no  contract  liability  on  the  owner's  part  to  any 
one  but  the  contractor,  ])ayments  made  in  good  faith  to  the  con- 
tractor will  cut  of?  the  right  of  a  sub-contractor  to  lien  ;  and  similar 
pavments  to  a  sub-contractor  will  have  the  same  effect  on  his  cred- 
itors, and  this  is  not  altered  by  the  fact  that  subsecjuent  ])ayments 
under  the  contract  may  become  due  to  the  contractor. 

Third,  collusive  or  advance  payment: 

Any  payiuent  made  by  the  owner  for  the  purpose  of  avoiding  the 
act  or  in  advance  of  the  terms  of  ])ayment,  shall  be  unavailing  against 
a  lienor,  and  the  owner  shall  ])ay  the  sum  over  again,  or  as  much  as 
mav  be  necessary  to  satisfy  the  lien  or  liens. 


BL'ILDIXG  AXD  ARCHITECTURE  IX  NEW   YORK.  273 

In  such  cases  the  presumption  is  against  the  owner,  and  the  courts 
will  hold  him  strictly  to  proof  of  good  faith  ;  and  if  by  any  act  on  his 
part  lienors  have  been  induced  to  defer  filing  liens,  tlu-y  ma\  recover 
from  the  owner  the  amount  due  at  the  time  they  were  lulled  into  a 
feeling  of  security  and  deferred  action. 

Fourth,  the  owner's  election  to  proceed  on  contractor's  abandon- 
ment: 

All  building  contracts  may  be  (li\'ided  into  two  great  classes;  one, 
in  which  there  is  no  provision  for  continuance  on  abandonment  of 
work  by  contractor,  and  the  other  in  which  it  is  provided  that  the 
owner  shall  complete  at  the  contractor's  expense  and  deduct  the 
cost  of  completion  from  the  contract  price  or  in  which  the  owner  is 
given  his  election  between  the  one  or  the  other.  In  the  first  class, 
the  abandonment  by  the  contractor  destroys  all  right  to  lien  on  his 
part  or  the  part  of  his  sub-contractors.  In  the  second  class,  the 
owner  either  by  virtue  of  the  contract  or  at  his  election,  comjjletes 
the  contract,  and  in  s(j  doing  becomes,  as  it  were,  the  agent  of  the 
defaulting  contractor.  He  is,  of  course,  entitled,  first,  to  reimburse- 
ment for  his  bona  fide  expense  of  conii)letion,  and  after  that  is  paid, 
any  difference  between  that  amount  and  the  sum  remaining  un- 
paid to  the  contractor  is  available  to  the  lienors.  If  the  con- 
tract gives  the  owner  the  right  to  elect  to  treat  the  contract  as  aban- 
doned or  to  complete  at  contractor's  expense,  he  nnist  distinctlv  de- 
clare the  forfeiture,  if  he  so  elects,  or  it  will  be  assumed  that  he 
elected  to  complete. 

It  is  not  necessary  that  the  contract  be  actually  completed  bv  the 
owner  before  the  liens  can  be  enforced,  for  if  the  cost  of  comjjletion 
can  be  closely  determined,  and  if  little  remains  to  be  done,  allowance 
will  be  made  and  the  balance  applied  on  the  liens. 


18 


2/4 


A  HISTORY  or  RliAL  ESTATE, 


CHAPTER  }V. 
The  Acts  of  the  Contractor  as  Affecting  His  Lien. 

The  ol)ligation  of  the  contractor  is  to  perform  certain  work  or  fur- 
nish certain  material,  or  both.  If  he  completes  his  contract  to  the 
satisfaction  of  the  owner,  there  remains  only  the  cjuestion  of  per- 
formance on  the  owner's  part,  i.  e.,  i)ayment,  which  has  Ijeen  dis- 
cussed in  the  foregoing  paper. 

IhU  if  it  is  not  completed  to  the  owner's  satisfaction,  resistance  to 
the  lien  may  be  expected.  Hence  we  need  only  consider  what  short- 
comings on  the  contractor's  part  are  excusable  and  not  necessarily 
fatal  to  his  lien. 

These  shortcomings  are: 

1 .  Incomplete  performance. 

2.  Delay. 

First,  incomplete  performance : 

(  )f  course,  willful  abandonment  of  the  contract  is  inexcusable,  and 
the  contractor  thereby  loses  all  rights.  The  unexplained  failure  to 
comply  with  some  condition  of  the  contract  is  fatal,  so  if  payment 
be  conditioned  on  the  jiroduction  of  the  architect's  certificate,  the 
failure  to  produce  tlie  certilicate.  witliout  ])ri)of  that  it  was  unrea- 
sonablv  withheld,  would  be  fatal.  lUu  if  it  I)e  shown  that  the  archi- 
tect'scertificate  is  unreasonabl\-  withheld,  or  that  the  owner  has  failed 
to  pay  as  required  l)y  the  contract,  or  has  interfered  with  the  pro- 
gress of  the  work,  or  has  created  conditions  which  make  it  ini])()ssi- 
ble  for  the  contractor  to  jjroceed.  n(in-]:)erformance  is  excused  and 
the  contractor  n!;i\  have  his  lien  for  the  amount  due  liini.  In  other 
Avords.  if  it  be  shown  that  the  contract  has  really  been  broken  bv  the 
owner,  and  that  the  contractor  has  stojjped  only  because  of  such 
hreach,  it  will  not  be  cotuited  against  him. 

As  the  sub-contractor  is  the  agent  or  employee  of  the  contractor, 
ro  excuse  for  non-performance  on  the  part  of  a  sub-contractor  will 


BUILDING  AXD  ARCHITECTURE  IX  XEU'  YORK.  275 
be  permitted  to  a  contractor  wliich  would  not  be  permitted  to  liim 
personally. 

But  most  disputes  over  non-performance  usually  resolve  them- 
selves into  what  is  known  as  the  doctrine  of  substantial  compliance. 
It  is  manifestly  difficult  to  provide  in  the  building  contract  and  sjjec- 
ifications  the  manner  in  which  the  work  shall  be  done  or  the  nature 
of  the  materials  to  be  supi)lic(l  in  ;^o  exact  and  detailed  a  way  that  all 
minds  shall  agree  in  their  interpretation  of  them.  I'.ecause  (jf  this 
difficulty  there  has  arisen  thi>  doctrine  of  "sub.stantial  eom])liance," 
by  which  is  meant  a  fair  and  reasonal>le  compliance  on  the  ])art  of 
the  contractor  with  both  the  letter  and  the  ^])irit  of  the  contract. 
Just  what  i>  substantial  compliance  must  de]>end  very  largely  on  the 
facts  and  circumstances  of  each  case,  but  it  has  been  pcjssible  for  the 
courts  to  deduce  some  general  princifjles  to  govern  them  in  ajjply- 
ing  the  rule. 

Substantial  compliance,  then,  is  enough  to  sustain  the  lien,  al- 
though matters  of  small  amount  or  value  have  not  been  done  l)y  the 
contractor  according  to  the  terms  of  the  contract,  and  the  (juestion 
dei)en(ls  on  the  contractor's  good  faith  ;  U  he  has  really  intended  and 
tried  to  complete,  l)ut  has  failed  in  some  few  ])oints,  it  will  l)e  con- 
sidered substantial  comjjliance.  So  this  doctrine  will  never  be  aj)- 
plied  where  there  lias  been  wilful  abandonment,  for  that  is  bad  faith 
in  itself. 

If,  then,  only  the  final  touches  or  finishings  of  the  work  remain 
to  be  done,  to  provide  which  will  re<|uire  but  a  small  sum  in  monev 
or  effort,  an  allowance  will  be  made  the  owner  and  the  rule  will  i)e 
applied  :  but  if  the  defects  run  all  through  the  work  and  cannot  be 
remedied,  or  if  the  work  was  to  be  done  in  a  particular  wav  and  it 
has  not  been  so  done,  or  if  substantial  additions  to  the  buildings 
must  be  made  to  complete  it,  or  if  it  is  necessarv  for  the  owner  to  ex- 
pend a  considerable  sum  of  money  to  complete  some  part  of  the 
contract,  the  rule  will  not  be  applied,  and  the  lien  will  fall  for  non- 
performance. 

In  this  connection  it  is  proper  to  consider  the  effect  of  abanrlon- 
ment  by  the  contractor  under  a  contract,  providing  for  pa\  nient  in 
fixed  installments,  as  certain  stages  of  the  work  are  reached.  Such 


^  HISTORY  01'  Rli.lL  ESTATE, 
a  contract  is  a  series  of  separate  contracts,  ratlier  than  one  contract, 
and  will  be  so  regarded  hir  the  bc-nertt  of  sub-contractors,  though  the 
contractor  cannot  set  uj)  >uch  an  interpretation.  Hence  as  each 
stage  for  a  paxuKnt  is  reached,  such  installment  become  due  and 
payable,  and  will  be  covered  by  a  lien  of  sub-contractor,  and  such 
lien  will  be  undisturbed  by  a  later  abandonment  l^y  the  contractor 
or  by  the  fact  that  it  cost  the  owner  more  to  complete  than  the  bal- 
ance remaining  after  deducting  such  installment. 

Second,  delay : 

This  is  something  which  is  always  liable  to  occur  and  which  fre- 
quently does  occur,  and  there  are  few  things  which  create  more  hard 
feelings  between  owners  and  contractors  than  delay. 

All  that  can  be  said  on  this  subject  is  that,  while  a  contractor  is 
bound  to  use  due  diligence,  mere  delay  in  completion  will  not  make 
him  answerable  in  damages  to  the  owner,  unless  time  has  been  made 
of  the  essence  of  the  contract,  i.  e.,  unless  they  have  so  stipulated. 
It  is  customary  now  to  insert  a  clause  fixing  a  certain  amount  per 
day  as  penalty  for  delay.  This  may  be  enforced  against  the  contrac- 
tor unless  some  act  of  the  owner  relieves  him  from  it.  An  altera- 
tion in  the  contract  would  be  such  an  act,  or  failure  by  the  owner 
or  his  architect  to  supply  needed  specifications  as  required  or  the 
owner's  failure  to  keep  other  parts  of  the  work,  not  included  in  the 
contract,  progressing  at  the  proper  rate,  any  one  of  which  would  re- 
lieve the  contractor. 


BilLDIXG  AM)  ARCHITECTURE  /.V  NEW  YORK.  277 


CHAPTER  V. 

The  Acts  of  the  Sub-contractor  as  Affecting  His  Lien. 

Midway  between  the  owner  and  the  sub-contractor  stands  the 
contractor.  The  sub-contractor  can  liave  no  dealings  with  the 
owner  and  can  make  no  claims  upon  him,  except  through  the  con- 
tractor. Hence  to  support  his  lien  he  must  prove  performance  on 
the  part  of  the  contractor,  so  as  to  show  some  money  due  him  from 
the  owner,  and  then  must  show  performance  on  his  part,  so  as  to 
have  that  money  ajjjjlied  on  his  lien.  .\.nd  as  his  money  does  not 
come  to  him  direct  from  the  owner,  but  by  way  of  the  contrac- 
tor, he  has  to  face  the  risk  of  such  legal  disposition  as  the  contrac- 
tor can  make  of  it  instead  of  i)a\  ing  hini.  Looking  at  the  ([uestion 
negatively,  as  we  did  in  the  case  of  the  contractor,  we  must  con- 
sider : 

1.  Xon-performance  by  the  sub-contractor. 

2.  Xon-performance  by  the  contractor  and  on  the  subject  of  pay- 
ment. 

3.  Disposal  by  the  contractor  of  the  balance  due  him. 

4.  Payment  in  good  faith  by  cjwner  to  contractor. 

First,  non-performance  by  the  sub-contractor: 

.\11  that  was  said  on  this  subject  as  affecting  the  contractor  is 
equally  applicable  to  the  sub-contractor.  It  is  possible,  however,  for 
a  sub-contractor  to  be  recognized  under  a  contract  which  in  form 
is  confined  to  owner  and  contractor,  and  if  any  active  dutv  be  laid 
on  such  sub-contractor,  such  as  obtaining  the  architect's  certificate, 
as  a  condition  of  payment,  it  must  be  performed  or  satisfactorilv 
excused. 

Second,  non-performance  by  the  contractor : 

There  is  privity  of  contract  only  between  owner  and  contractor. 
The  contractor  takes  upon  himself  the  burden  of  performance  as  a 


278  -'^  IIISTOKV  01'  REAL  liSTATIi, 

C(MKliti(ni  of  ].avnic'iit  ;  if  ])avnH'nt  is  to  he  made  hy  instalhiients  then 
he  iiuist  show  perfonnanee  of  all  eoiidilioiis  up  to  each  installment; 
if  ijayment  i.s  to  he  made  on  eompleti.)n,  then  he  must  ^how  eom- 
l)letiou.  The  one  who  takes  a  >ul)-eontraet  under  the  contractor  is 
not  in  ])rivity  with  the  owner  and  can  only  reach  him  throu,<;h  the 
ct)ntractor:  hence  he  must  hear  the  same  hurden  of  i)r<iof  of  i)er- 
forniance.  The  fact  that  a  .-uh-contractor  lias  performed  or  is  ready 
to  perform  his  suh-contract  will  not  avail  to  suppt-)rt  his  lien;  if  the 
contractor  has  not  performed  his  i)art  and  is  not  entitled  to  a  i)ay- 
ment  from  tlie  owner. 

The  sub-contractor  has  no  ri<,dit.  as  a  quasi  assignee  of  the  con- 
tractor, to  complete  on  the  latter's  abandonment  of  the  work  and 
so  earn  the  balance  due  under  the  contract  to  apply  on  his  lien, 
unless  the  owner  assents,  lie  cannot  undo  the  contractor's  default 
by  his  offer  to  complete,  and  he  cannot  sustain  his  lien  on  a  claim 
for  the  value  of  the  work  done.  .\nd  if  there  is  no  clause  in  the 
contract  permittinf^  or  recjuirino-  the  owner  to  comi)lete  in  case  of 
contractor's  default,  completion  by  the  owner  in  such  case  does  not 
a^'ail  a  sub-contractor. 

Third,  disposal  by  the  contractor  of  the  balance  due  him : 

Before  the  amendment  of  i8(j6  the  ])ower  of  the  contractor  to 
dispose  of  the  balance  due  or  to  j^row  due  to  him  under  the  con- 
tract by  assi.gnment  or  order  on  the  owner  prior  to  the  filing-  of  liens, 
was  one  of  the  great  weaknesses  in  the  act  viewed  from  the  stand- 
point of  the  material-man,  and  was  also  a  cause  of  great  incon- 
venience to  the  ow-ner.  It  benefited  no  (Mie  but  the  dishonest  con- 
tractor. 

The  benefits  of  the  lien  law  only  inure  to  the  sub-contractor  or 
material-man  on  the  actual  filing  of  his  lien,  and  as  the  filing  of  a 
lien  almost  inevitably  jirecipitates  the  filing  of  other  liens  and  the 
stopping  of  all  credit,  the  building  ojieration  necessarily  then  comes 
to  a  standstill,  and  the  various  claimants  exjiend  their  energies  in 
claiming  i:)riority  or  in  other  endeavors  to  secure  themselves.  This 
fact,  the  delicate  balance  of  the  commercial  side  of  the  operation, 
tends  to  the  withholding  of  a  lien  to  the  last  minute,  notwithstand- 


Bi'lLDlNG  AM)  ARCHITECTURE  IN  NEW  YORK.  279 
ing  the  doubts  and  distrust  of  the  sub-contractor  or  material-man 
as  to  the  solvency  or  good  faith  of  the  chief  contractor.  This  for- 
bearance gave  the  latter  a  free  hand  to  dispose  of  the  balance  due  or 
to  become  due  him  under  the  contract.  No  liens  being  tiled 
and  there  being  no  privity  between  tlie  sub-contractor  and 
the  owner,  it  was  a  mere  (juestion  of  deljt  or  money  due  from 
the  owner  to  contractor,  and  as  such  could  be  freely  assigned  by 
the  contractor.  All  that  was  needed  was  to  have  the  assignment 
(jr  order  brought  to  the  notice  of  the  owner  or  accepted  by  him,  and 
to  have  it  made  for  a  valual)le  consideration  and  in  good  faith. 

As  such  an  assignment  was  a  valid  transfer  and  one  which  the 
owner  had  to  recognize  as  soon  as  brought  to  his  notice,  liens  filed 
thereafter  bound  only  the  balance  remaining  after  deducting  the 
part  assigned. 

The  amendment  of  i8(j6  sought  to  remedy  this  condition  ])y  pro- 
viding that  no  assignment  of  the  contract  or  money  due  or  to 
become  due  under  it  or  any  part  tliereot,  or  any  order  on  owner, 
l)\  thf  Contractor  or  sub-contractor  shall  be  valid,  unless  such 
assignment  or  order  be  filed  in  tiie  County  Clerk's  ofifice,  there  to 
be  indexed  by  him  in  the  lien  docket.  Thus  the  amendment  intro- 
duced two  new  elements  into  the  law  ;  first,  it  gave  public  notice  of 
the  assignment  or  order  on  the  owner,  and  to  that  extent  it  had  the 
same  ef¥ect  as  the  filing  of  a  notice  of  lien  ;  and.  second,  it  estopped 
the  contractor  or  sub-contractor  giving  the  order  from  disputing 
the  amount  due,  unless  for  mistake  or  fraud,  which  he  must  prove. 
While  the  amendment  does  not  i)reclu(le  the  contractor  from  assign- 
ing the  balance  due  or  to  become  <hie  him  in  payment  of  an  antece- 
dent debt  or  a  debt  arising  outside  of  the  building  contract,  \  et  tlie 
l)ublicity  which  must  attend  such  an  assignment  would  deter  him 
from  such  a  course,  for  such  withdrawal  or  attempted  withdrawal 
of  the  means  of  paying  his  sub-contractors  out  of  the  job  in  hand 
would  mean  the  instant  destruction  of  his  credit  and  the  filing  of 
liens  by  every  one  interested.  As  the  amendment  applies  only  to 
liens  on  real  estate,  it  is  still  open  to  a  contractor  for  a  public  im- 
provement to  assign  away  the  balance  as  of  old. 


_>8o  HISTORY  ()!■   Rll.ll.  nST.ITH, 

Fourth,  payment  in  good  faith  by  owner  to  contractor: 

As  the  lien  hinds  only  the  balance  remaining  due  and  unpaid  hy 
the  owner  to  the  contractor,  it  follows  that  if  the  owner  has  ])ai(l 
the  contractor  in  good  faith  there  is  nothing  to  which  the  lien  can 
attach,  and  if  the  contractor  fail  to  pay  the  sub-contractor,  after  re- 
ceiving such  payment,  there  remains  only  the  debt  between  them 
to  be  recovered  in  the  usual  way.  Hut  a  material-man,  not  having 
■filed  a  lien,  on  receiving  a  i)ayment  from  the  sub-contractor,  his 
debtor,  has  the  right  to  apply  it  in  satisfaction  of  a  prior  debt,  and 
can  subsequent!}  file  and  maintain  his  lien  for  the  balance  due  him 
after  satisfaction  of  the  prior  debt,  if  the  amount  due  the  sub-con- 
tractor be  large  enough  for  that  purpose. 

Acceptance  of  notes  is  not  payment,  but  merely  a  jjostponenient 
of  the  right  to  enforce  payment ;  and  a  lien  may  be  filed  on  the 
maturity  of  the  notes,  and  if  within  the  90  days  it  is  valid. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  28: 


CHAPTER  VI. 

The  Enforcement  and  Termination  of  Liens. 

A  nieclianics'  lien  only  arises  on  the  actual  filin^^  of  the  notice  of 
hen  in  the  County  Clerk's  office:  until  that  is  done  the  possible 
lienor  stands  in  the  same  position  as  other  creditors,  and  has  no  pre- 
ferential rights.  It  may  be  filed  after  the  work  is  done  and  within 
90  davs,  after  completion  or  before  all  the  work  is  done  or  all  the 
materials  are  furnished,  provided  the  contract  is  afterward  com- 
pleted. And  it  is  now  provided  that  the  90  days  shall  run  from 
the  last  item  of  work  performed  or  materials  furnished.  A  lien  filed 
after  the  90  davs  is  utterly  void,  but,  of  course,  the  contract  right 
remains. 

Priority  is  the  rule,  and  the  lien  first  filed  will  be  fully  paid  before 
anvthing  is  applied  on  a  subsecjuent  lien,  provided,  however,  that 
laborers  for  dailv  or  weeklv  wages  have  preference  over  all  other 
claimants,  without  reference  to  the  date  when  their  liens  are  filed. 

Liens  are  enforced  on  the  equity  side  of  the  court  by  a  procedure 
similar  to  that  for  the  foreclosure  of  a  mortgage  on  real  estate,  in 
which  all  persons  who  have  claims  upon  the  property  are  joined  as 
parties  and  the  rights  of  all  are  examined,  adjusted  and  enforced. 
If  when  these  rights  have  been  determined  and  the  liens  found  good, 
they  are  not  paid,  the  court  will  order  the  owner's  interest  to  be  sold 
and  the  proceeds  applied  to  the  ])ayment  of  the  liens  in  the  order 
of  their  priority. 

The  notice  of  lien  is  an  important  paper,  yet  it  is  generally  drawn 
in  the  greatest  haste  in  the  mad  rush  for  priority,  when  all  sub- 
contractors and  material-men  are  hastening  to  file  liens,  because  the 
action  of  some  one  among  them,  in  filing  his  notice  of  lien,  has  de- 
stroyed the  credit  of  the  contractor  in  the  minds  of  all  connected 
with  the  job. 

The  law  prescribes  a  number  of  statements  which  must  be  em- 
bodierl  in  the  notice,  ar.d  without  entering  into  details  here,  let  it  be 


282  A  HISTORY  ()!•   Kli.lL  RSTATE, 

noted  that  tlie  form  and  sulistancc  nf  tlust-  statements  is  materially 
cliani^ed  the  new  law  uliieli  took  et't\ct  Si-])teniber  i,  1897.  Jn 
<,U'neral  it  nia\-  he  said  that  the  lienor  is  limited  to  the  amount  he 
claims  in  his  notice,  and  tliat  a  false  statement  wilfully  or  intention- 
ally made,  will  render  void  the  lien.  How  far  the  courts  will  permit 
a  lienor  to  go  in  explanation  of  an  apparently  false  statement  is 
still  undetermined,  hut  care  should  he  exercised  to  avoid  the  need 
of  such  exjjlanation.  The  form  of  verification  has  been  changed  in 
the  new  law. 

There  are  three  ways  of  determining-  a  lien  on  the  ])art  of  the 
lienor  and  three  on  the  ])art  of  the  owner.   The  lienor  may — 

1.  (live  a  satisfaction  of  lien. 

2.  Neglect  to  prosecute  it  after  notice  to  do  so. 

3.  Fail  to  begin  foreclosure  w  ithin  a  year  or  to  obtain  an  order  of 
renewal. 

The  owner  may — 

4.  Deposit  in  court  before  suit  l^egun  the  exact  amount  with  in- 
terest to  date  of  deposit. 

5.  Deposit  in  court  after  suit  begun  sucli  sum  as  tlie  court  shall 
determine. 

6.  (live  a  bond,  before  or  after  suit  begun,  to  be  fixed  and 
approved  bv  the  court. 

Of  course  in  these  last  three  instances  the  lien  is  only  ter- 
minated as  far  as  the  land  is  concerned,  and  is  transferred  to  the 
denosit  or  the  bond. 

The  lienor's  acts: 

If  the  lienor  give  a  satisfaction,  it  will  be  his  voluntary  act,  and 
if  he  fail  to  begin  action  of  foreclosure  within  30  davs  after  notice 
served  on  him  it  will  be  because  he  elects  to  abandon  his  lien.  But 
the  failure  to  begin  foreclosure  within  the  year  is  often  uninten- 
tional on  his  part.  He  may  forget  the  ])assage  of  time  until  it  is  too 
late,  or  he  may  think  that  his  lien  is  ])rotected  l)y  action  in  other 
ways  which  involves  him.  Thus  if  foreclosure  be  begun  on  another 
lien  against  the  same  property,  he  must  be  joined  as  a  partv  ;  but  the 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  283 

mere  joinder  as  a  party  defendant  will  not  obtain  for  him  a  de- 
termination of  his  rights,  unless  he  sets  up  his  lien  affirmatively  in 
the  suit  and  demands  protection.  If  for  any  reason  which  satisfies 
the  court  he  does  not  wish  to  begin  foreclosure  within  the  year,  he 
can  obtain  from  the  court  an  order  extending  the  lien  one  year 
from  the  date  of  the  order.  But  the  time  limit  runs  only  against  the 
lien  on  the  land,  and  when  this  has  been  replaced  by  a  lien  on  a 
deposit  or  a  bond,  the  latter  runs  indefinitely  and  until  discharged 
by  legal  proceedings  duly  had. 

The  owner's  acts: 

As  the  lienor's  ol:)ject  in  filing  liis  lien  is  to  obtain  ])avnK'nt,  he  can 
have  no  objection  to  the  dep(jsit  oi  money  in  discharge  of  the  lien, 
save  that  it  behooves  him  then  to  proceed  promptly  to  foreclosure 
for  the  small  amount  of  interest  allowed  on  such  deposits  is  no  in- 
ducement to  dilatoriness  on  his  part. 

When  the  owner  wishes  to  sul^stitute  a  bond  for  the  land  as  se- 
curity for  the  lien,  the  lienor  has  more  at  stake,  for  there  is  the 
possibility  that  the  bondsmen  may  not  be  able  to  resjxjnd  when  the 
time  comes.  He  may  examine  them  as  to  tlieir  means  and  object  to 
them  if  not  satisfied,  and  the  court  must  tlien  determine  whether 
they  shall  be  accepted  or  not,  but  the  lienor  is  under  no  dut\-  to  ex- 
amine the  proposed  bondsmen,  and  the  owner  who  gives  worthless 
sureties  on  a  bond  may  lie  iiunislied  for  contempt  of  court  and 
fined  an  amount  sufficient]}  large  to  indemnify  the  aggrieved  lienor 
and  imprisoned  if  the  fine  be  not  paid. 


284 


A  HISTORY  OP  REAL  ESTATE. 


CHAPTER  VII. 
The  new  Lien  Law ;  Changes  and  Amendments. 

There  is  now  in  progress,  and  lias  been  for  some  years,  a  revision 
of  the  general  laws  of  the  State  of  New  York.  l!y  this  work  it  is 
intended  to  recodify  and  arrange  symmetrically  the  whole  mass  of 
statute  law  which  has  been  accumulating,  year  by  year,  since  the 
last  revision.  At  the  last  session,*  the  Legislature  received  the  re])ort 
of  the  Statutory  Revision  Commission  on  the  subject  of  liens  and 
enacted  it  as  Chapter  XLIX.  of  the  General  Laws,  to  take  efifect  on 
September  i,  1897.  Prior  to  1885,  the  lien  law  was  in  great  con- 
fusion, there  being  a  large  number  of  statutes  in  force  and  some 
applying  to  one  county,  some  to  another.  The  act  of  1885  repealed 
most  of  these  and  substituted  one  general  law  for  the  whole  State. 
This  was  a  great  gain,  for  not  only  was  the  statute  an  advance 
upon  any  that  had  preceded  it,  but  by  making  the  law  uniform 
throughout  the  State  it  gave  an  element  of  stability  to  the  system 
of  protection  to  mechanics  by  means  of  a  lien,  and,  on  the  other 
hand,  enabled  owners  to  know  fully  the  nature  of  the  claims  to  be 
made  on  them.  Hut  useful  as  was  the  act  of  1885,  it  was  hampered 
by  cumbersome  phraseology,  and  it  contained  many  weaknesses, 
both  for  lienors  and  owners. 

The  new  lien  law  has  followed  the  act  of  1885  in  the  niain  and 
has  incorporated  also  the  act  of  1878,  relating  to  liens  on  public 
buildings,  and  the  other  minor  acts  which  related  to  separate  sub- 
jects, such  as  gas  and  oil  wells.  The  new  act  has  a  careful  line  of 
definitions  which  does  away  with  the  cumbersome  wording  of  the 
former  act  and  makes  the  meaning  clearer,  and  the  sections  relating 
only  to  practice  are  transferred  to  the  Code  of  Civil  Procedure, 
where  they  belong. 

P>ut  a  number  of  important  changes  have  been  inserted  in  the. 
new  law,  some  of  which  have  been  pointed  out  in  the  foregoing 

*The  Session  of  1897. 


BCILDIXG  ASD  ARCHITECTURE  IN  NEW  YORK.  285 

pag^cs.  Some  of  these  are  in  favor  of  the  lienor,  some  in  favor  of 
the  owner,  and  others  are  simply  in  the  way  of  greater  certainty 
and  uniformity  of  practice. 

Those  in  favor  of  the  lienor  are  the  following:  The  extension  of 
the  lien  to  work  done  l)eneath  the  surface  of  real  estate;  declaring 
that  the  removal  of  any  i)art  of  the  real  property  subject  to  the  lien 
shall  not  free  such  part  from  the  lien  or  afYect  the  lien  on  the  re- 
maining part ;  declaring  void  any  mortgage,  lien  or  incumbrance 
made  by  an  owner  of  real  property  for  the  purpose  of  avoiding  the 
lien,  etc.;  providing  that  the  death  of  the  owner  before  lien  filed 
shall  not  affect  the  right  to  file  a  lien  :  giving  tlu'  lien  pri- 
ority over  advances  made  u])on  a  contract  by  an  owner  for  an  im- 
provement of  real  ])roi)c-rty,  wliicli  contains  an  o])ti(jn  to  the  con- 
tractor, liis  successor  or  assigns  to  ])urcliasc  the  ])roperty,  if  such 
advances  were  made  after  the  time  when  the  labor  began  or  the 
first  item  of  material  was  furnished,  as  stated  in  the  notice  of  lien ; 
providing  that  in  the  event  of  conflicting  claims  under  an  operation 
involving  several  ])arcels  of  property,  each  lienor  shall  have  jiriority 
upon  the  particular  ])uilding  or  premises  where  his  labor  is  per- 
formed or  his  materials  are  used  ;  providing  that  a  contract  for  the 
sale  of  land  with  a  building  loan  and  any  modification  thereof,  must 
be  in  writing  and  ])e  filed  in  the  C(junty  clerk's  office  within  ten 
days,  and,  if  not  so  filed,  the  interest  of  each  party  to  such  contract 
in  the  real  estate  affected  thereby  is  subjected  to  the  liens  thereafter 
filed. 

Those  in  favor  of  the  owner  are:  The  declaration  that  the  ven- 
dee in  possession  under  contract  for  the  purchase  of  real  property 
is  the  owner;  the  dating  back  of  the  title  of  a  purchaser  at  a  statu- 
tory or  judicial  sale  to  the  lienor  of  such  sale;  the  requirement  for 
the  filing  of  a  notice  of  pendency  of  action  in  an  action  in  a  court 
not  of  record  ;  permitting  sureties  to  justify  together  in  at  least 
double  the  sum  named  in  the  undertaking. 

In  liens  on  public  improvements  there  are  some  changes  in  favor 
of  the  lienor,  such  as  the  including  of  a  contract  with  the  State  as 
a  subject  of  lien  ;  the  permitting  of  the  filing  of  the  notice  of  lien 
with  the  financial  officer  of  the   municipal   corporation,   or  other 


286  HISrOR)-  OF  REAL  ESTATE. 

officer  or  person  cliarged  with  the  custod)  and  dis1)nrseinent  of  tlie 
corporate  funds;  and  the  re(HiirrnK-nt  that  the  deii.)>it  to  (h.scharge 
a  lien  shall  include  interest  for  one  \  ear  from  the  date  of  deposit. 

The  changes  in  favor  of  ^inii)Iicit\-  and  uniformity  of  i)ractice  are: 
The  reiinirrnu-nt?^  m  the  notice  of  lien  of  the  name  of  the  person 
with  whom  the  contract  was  made  and  the  time  when  the  first  and 
last  items  of  work  were  performed  and  materials  were  furnished;  a 
ft)rm  of  \  eritication  similar  to  that  used  on  a  com])laint  at  law;  clear 
and  definite  i)rovisions  as  to  service  of  a  co])y  of  the  notice  of  lien 
upon  the  owner  and  how  the  notice  shall  he  served  if  he  he  absent; 
a  revision  of  the  statement  recpured  in  the  notice  of  liens  on  a  pub- 
lic improvement  and  a  ])rovision  that  if  the  name  of  the  contractor 
or  sub-contractor  be  not  known  to  the  lienor,  it  may  be  so  stated 
in  the  notice  ;  providing  for  the  recording  of  assignments  of  lien 
and  the  substitution  of  the  assignees  for  the  original  lienors  ;  di- 
recting that  liens  ct^ntinued  by  order  of  court  shall  be  redocketed 
as  of  the  date  of  granting  such  order  and  shall  contain  a  reference 
to  such  order;  changing  the  time  within  which  to  begin  foreclos- 
ure of  lien  on  a  ]Hiblic  im])rovement  from  go  days  to  three  months; 
permitting  two  or  more  lienors  to  join  as  plaintififs  in  foreclosure  ; 
and  several  minor  changes  in  practice  intended  to  l>ring  about 
greater  precision  and  clearness. 

EDIVARD  L.  HEYDECKER.  of  the  Nezc  York  Bar. 


Hornbiower,  Byrne,  Taylor  &  Miller. 

Among  New  ^'ork's  legal  fraternity,  who  are  prominently  con- 
nected with  the  legal  part  of  the  real  estate  business,  is  the  firm  of 
Hondilower,  i',\  rne,  Taxlor  &  Miller.  The  mem])ers  of  the  firm  are 
William  r..  llornblouer,  James  Byrne.  Howard  A.  Tavlor  and  Will- 
iam W.  Miller.  \^  thf  firm  is  composed  at  the  present  time  it  was 
established  in  iSSo,  although  the  organization  of  the  firm  antedates 
that  time  by  nearl\-  a  (|uarter  of  a  century.  The  firm  jiossesses  a 
large  clientele  and  carries  on  a  large  general  coqioration  business. 
The  offices  of  the  firm  are  located  in  the  Johnson  lUiilding,  \o.  30 
Broad  street. 


BriLDISG  ASD  ARCHITECTURE  IS  NEW  YORK. 


THE  NEW  YORK  BUILDING  LAW. 

Xew  \'ork  lias  passed  into  lii>ti>ry,  and  the 
Xew  York — the  (ireater  Xew  ^■o^k.  as  it  by 
ent  is  called — has  c<inie  into  l)eing. 
;in!4',  buildinL^'s  make  a  city.  People 
■ct  their  li\  es,  their  health  and  their 
ordinances  and  laws  that  prescribe  how  buildini^'s 
shall  be  constrncted.  \\  hen  a  bnildin,<^  is  to  be  erected 
which  is  to  tower  above  the  limit  of  a  fire  department 
to  snccessfnllv  cope  with  fire,  the  whole  conmnmit}-  has 
a  direct  interest  in  demanding;'  that  it  be  so  built  as  not  to 
burn  or  to  topi)le  over  in  a  <4"ale  of  wind.  The  humblest  buiUlins, 
too,  is  rio-htl\-  a  >ubject  for  luiblic  soHcitation.  In  a  frame  shantv  the 
overturnin.e;'  of  a  lamp  by  the  kick  of  a  vicious  cow  started  a  confla- 
gration that  inflicted  a  lo^,-,  of  a  hundred  milHon  of  dollar>  u|>on  the 
citizens  of  Chicago,  and  tln-ongli  the  di>tril)uting  medium  of  insur- 
ance upon  the  whole  L'nited  State>.  .A.  man  has  no  natural  rights  in 
land  and  buildings.  It  is  statutor\-  law  that  secure.-  the  we;d<  and 
.strong  alike  in  their  peaceful  holding-,  i  if  propu-;\.  wliich  in  the  e\  es 
of  the  law  is  theirs.  (  )rder  ;ui<l  ^tu'ety  are  ni;uiitaiiied  tluMugh  forms 
of  government  establislied  l)y  the  people  tliem-eKi  -.  It  i>  b\  -tatii- 
torv  law  that  the  ])eopIe  guard  tlu  in>el\  c.-  again>t  maniiot  dangers 
from  im])roper  construction  of  1)uilding>. 

(  )f  all  the  cities  in  the  fnited  ."^tate-.  Xew  York  was  the  first  to 
enact  s|)ecific  laws  relating  to  the  construction,  alteration  and  re- 
moving of  ])uildings.  W  itliout  going  back  to  colonial  tinie>,  the 
charter  of  .Xew  ^'ork  contain-,  a-  indeed  the  cliarter  of  ever\  cit\-  in 
the  I'nited  ."^tate-  cont;iin>.  pro\  i.-ion>  for  llie  C(  mstrticlion  and  in- 
spection of  buildings.  .\  cit\-  charter  is  an  Act  of  the  Legislatur.\ 
as  provided  for  l)y  the  constitution  of  the  State,  and  confers  power  on 
the  inhabitants  to  govern  themselves  under  officers  of  their  own 
choosing.  The  Common  Council,  elected  thereunder,  is  empowered 
to  make,  amend  and  repeal  ordinances,  rules  and  regulations  for  a 


288  A  HISTORY  OF  REAL  F.srATIi, 

varift\'  (if  purposes,  onlinan'h-  includiii};-  the  ])<i\ver  to  rcijulate  the 
thiekness  and  manner  of  construction  of  lirick,  stone  and  otlier  walls 
for  Iinildini^s;  to  rei^ulate  the  construction  of  chinnieys;  to  recjuire 
unsafe  l)undin->  to  ])e  niaile  safe  or  removed;  to  re<;-ulate  or  prohibit 
the  construction  of  hay-windows,  stoo))s  and  cellar  doors;  to  re(|uire 
scuttles  in  tlu'  roofs  of  huildin.L^s  and  stairs  or  ladders  leading  to  the 
same;  to  refjuire  tire-escapes  and  other  means  of  exit  from  'buildings; 
to  ]:irescribe  limits  within  which  wooden  buildings  shall  not  be 
erected;  to  provide  for  the  prevention  and  extinguishment  of  lires. 
The  charter  of  New  York  has  been  amended  and  revised  many 
times,  and  in  some  cases  these  revisions  have  been  made  in  the  face 
of  protests  from  the  rejjresentatives  of  the  ])olitical  majorit\-  of  the 
city.  Party  expedienc\-  is  the  explanation  whv  the  ])(jwers  of  one 
city  are  restricted  inure  than  another  and  whv  New  York  for  a  great 
many  years  past  w  as  denied  the  privilege  of  enacting  local  ordinances 
of  much  importance.  The  charter  nf  Ww  Wwk  immediately  pre- 
ceding the  (ireater  Xew  York  charter  contained  minute  details  on 
nearly  every  subject,  enacted  directly  by  the  Legislature.  ^Vhat  has 
been  commonlv  called  the  building  law  was  simplv  one  (jf  the  chap- 
ters in  a  voluminous  charter,  and  whenever  that  building  law  was 
amended  it  was  bv  amending  a  i)ortion  of  the  charter  itself  through 
the  Legislature  at  Albany.  Whether  in  the  crude  form  of  the  earlier 
charters  or  in  the  elaboration  of  the  later  ones  the  charters  of  Xew 
York  have  always  i^rovided  for  official  sui:)ervision  over  buildings  in 
the  interest  of  the  i)ublic  safetv,  health  and  comfort. 

In  a  primitive  way  up  to  18(10  imlilic  supervision  over  buildings 
was  exercised  by  Fire  Wardens,  wlio  were  elected  to  office  by  the 
engineers  of  the  volunteer  fire  engine  companies.  The  regulations 
concerning  the  construction  of  buildings  aimed  chiefly  to  prevent 
the  erection  of  frame  or  wooden  structures  in  the  down-town  streets. 
In  subsequent  \ears  ffre  limits  w-ere  established  below  which  frame 
buildings  could  not  be  erected.  In  1860  the  line  was  placed  at  52d 
street,  from  the  East  River  to  tlie  Xorth  River.  In  1866  the  line  was 
raised  to  86th  street,  from  river  to  river.  The  present  fire  limit  east 
of  the  Harlem  River  is  i4<jth  street,  and  on  the  west  side  of  the  city 
it  stretches  up  to  190th  street.  There  w-as  nothing  in  any  law  up  to 


BUILDING  AND  ARCHITECrURE  IN  NEW  YORK.  289 

1885  wliich  |)reveiite(l  the  removal  of  a  wooden  binldins;"  from  one  loi 
to  another,  nor  from  witliout  the  fire  Hmits  to  within  the  same. 
Through  this  lack  of  foresight  any  person  could  have  put  together 
the  frame  work  of  a  wooden  building  up  in  the  northern  j^art  of  the 
city,  and  then  moved  it  down  in  hulk  or  ijiecemeal  to  lower  Broad- 
way or  any  other  street. 

In  i860  a  se])arate  building  law  for  Xew  ^'ork  was  enacted  by  the 
Legislature.  It  created  a  I )ei)artment  of  I'.uildings,  and  provided  for 
the  appointment  of  a  Superintendent  (jf  LUiildings,  a  I)e])Uty-.Sui)er- 
intendent  and  eight  Inspectors,  one-half  of  whom  were  taken  from 
exempt  firemen.  The  selection  of  these  ofticials  was  made  in  a  cu- 
rious way.  Three  members  of  the  h'ire  Department,  together  with 
three  members  of  the  American  Institute  of  Architects,  and  three 
members  of  the  .Mechanics'  and  Tradesmen's  Society  met  in  conven- 
tion and  made  the  nominations.  Immediatelv  thereafter  a  retin-n  was 
made  to  the  ]\Iayor,  who  was  thereupon  required,  imder  the  law, 
to  swear  into  office  persons  so  nominated.  The  first  .Sui)erin- 
tendent  of  Buildings,  under  the  law  of  i860,  was  Jonas  X.  l'hillii)s, 
whO'  previously  had  'been  one  of  the  h'ire  Wardens.  The  Deputy- 
Superintendent  was  James  M.  Macgregor.  The  technical  ])ortions  of 
that  law  were  remarkablv  good.  It  is  this  law  which  has  served  as 
the  foundation  for  all  the  subsei|uent  building  laws,  a  guide  for 
framers  of  similar  laws  all  over  this  country.  It  is  true  that  the  law 
of  i860  contains,  for  example,  no  limitation  as  to  the  height  or  width 
of  non-fireproof  buildings,  but  the  necessity  for  such  restrictions  did 
not  exist  at  that  time.  The  great  buildings,  some  covering  a  whole 
block,  without  a  division  wall  and  some  reaching  high  up  toward  the 
sky,  came  later  and  were  recognized  as  a  menace,  not  (jnlv  to  sur- 
rounding property  but  to  the  whole  city,  demanding  regulation  by 
law.  It  is  easier  to-dav  to  look  into  the  future  of  building  construc- 
tion than  it  was  then.  And  yet  the  building  law  of  1887  contains  no 
reference  to  the  method  of  constructing  Iniildings  with  a  skeleton  of 
iron  or  steel  surrounded  with  thin  brick  walls:  this  method  came  into 
vogue  later,  and  its  popularity  or  necessity  is  seen  in  the  fact  that 
nearly  every  high  building  erected  during  the  past  few  years  has  been 
constructed  on  the  skeleton  principle.  It  is,  therefore,  no  wonder 
19 


290  A  HISTORY  OF  KllAL  ESTATE, 

that  tlic  fraiiKTS  of  tlir  iS6(.)  law  did  not  stc  fartlu-r  than  they  did.  It 
affords  no  cxcnsf.  ho\\e\-cr,  for  other  franiers  (jf  hniUhni^'s  hiws  not 
to  look  ahead  of  their  times.  .\o  law  is  retroaetive;  a  Inuldin^  law 
api)]ies  to  strnetures  ereeted  after  the  enaetnient  of  amendments  (jr 
tin-  ])assaL;e  of  a  new  law.  liuildini^s  ereeted  under  old  law.s  liave  to 
s:and  a'-  exideiiees  of  i)ast  mistakes. 

To  the  huildino-  law  of  i860  amendments  were  made  m  1862,  in 
main  respeets  hetlerini;'  it.  ddie  .Ma\or  was  ^;iven  the  ])ower  (.)f  ap- 
])ointin,:.^-  the  ."^u] lerintendent  hy  and  with  the  eonsent  of  the  I'.oard 
of  Supervisors  of  the  eitv.  I'.efore  ai)])ointment,  the  .Superintendent 
was  re()uired  to  ]>ass  an  examination  before  a  conmiittee  from  the 
Ameriean  Institute  of  Architects,  and  the  candidate  had  to  be  a 
jjractical  architect  or  builder.  Macgreg-or  became  the  Sui)erintend- 
ent  in  1862.  In  1866  the  law  was  further  amended  and  nuich  discre- 
tionary ]30\ver  was  vested  in  the  Superintendent  to  modify  or  vary 
the  re(piirements  of  the  law.  It  was  the  manner  in  which  these 
discretionary  ])owers  were  exercised  that,  some  years  later,  brougiit 
together  representatives  from  various  ibuilding  trade  associations  in 
a  determined  effort  to  get  a  building  law  that  would  be  comjjrehen- 
sive  and  fair.  In  1871  the  building  law  was  still  further  amended.  A 
limitation  was  put  to  the  width  of  n(.)n-tirei)roof  buildings,  but  none 
to  their  height.  This  law  created  a  Board  of  Examiners  consisting  of 
one  member  from  the  American  Institute  of  Architects,  one  member 
from  the  Hoard  of  h'ire  Underwriters,  two  members  from  the  Me- 
chanics' and  Traders'  I^xcliange,  and  the  Superintendent  cjf  Build- 
ings. There  was  afterwards  added  four  other  members  to  the 
I'loard — one  from  the  .Society  of  .\rchitectural  Iron  Manufacturers, 
one  from  the  Real  Estate  ()wners"  and  liuilders"  Association,  one 
from  the  Real  Estate  Exchange,  and  the  C  hief  of  the  Eire  Depart- 
ment, making  a  total  of  nine  members.  Before  the  Sui^erintendent 
of  r.uildings  could  give  his  consent  to  any  ])roposed  modification  of 
the  law  in  alteration  cases,  the  Board  had  first  to  concur.  In  the  case 
of  a  new  building  when  there  were  practical  difficulties  in  tlie  wav  of 
carrving  out  the  strict  letter  of  the  law,  or  where  the  jirovisions  of  the 
law  did  not  directly  ay)plv,  or  wliere  an  e(|ually  good  or  more  de- 
sirable form  of  construction  than  the  law  specified  was  desired  to  be 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  291 

used,  the  P.cjard  was  empowered  to  vary  or  modify  the  law.  and  the 
Su])emitendent  of  P>iiilding-s  was  required  to  issue  a  i)erniit  in  ac- 
cordance witli  tlie  decision  (.)f  the  lioard. 

i  he  law  (if  1S71  cnntinued  the  t^^reat  (hscretionary  powers  of  the 
Sui^ermtendent.  It  cniUained  sex'eral  new  re(|uirenients.  One  was 
that  iron  beams  sliould  l)e  testcl  I)yactnal  wei-ht  or  i)ressure  applied 
thereon  before  bein<;  set  u])  in  j^lace.  This  was  and  i^  an  excellent 
provision  in  itself  and  it  continues  in  force  to  tin's  das  and  will  re- 
main :  but  the  method  of  its  enforcement  at  the  start  |)rovcd  very  ob- 
noxi(nis  to  the  iron  founders  and  wa^  the  lii'^i  cause  of  the  archi- 
tectural iron  manufacturers  ;is  an  orijani/Ad  bod\,  taking;-  up  the 
work  of  securing;  a  proper  building-  law.  and  the  active  interest  thus 
evoked  has  continued  withont  cessation  from  that  time  to  thi>.  In 
1874  certain  amendments  were  made  to  the  bmldniL;  law  .  prmcipallv 
to  divide  the  work  of  the  i)ei)artment  into  bureau>--a  I'.ureau  of 
lns])ection.  a  r.ureau  of  X'iolatious  ami  a  I'-m-eau  of  hire  l-'.scapes  and 
Iron  Work.  A.^ain  in  iSSi  amendments  were  obtained  from  the  Leg- 
islature relatin.L;-  mainlx  to  le,nal  and  adnnnistratiw  features  of  the 
law.  l!ut  the  main  re(|uiremen;s  of  the  building;-  law  remaineil  without 
alteration  from  1871  to  18X5.  M ac-re-or  had  -iven  wa\  a-  Superin- 
tendent to  his  de])tU\-.  W  alter  Adams,  in  1873.  and  Adam>  m  turn 
was  succee.led  by  llenrv  |.  Dudley  in  1878.  Dudlev  held  the  otfice 
until  1880,  when  he  was  le,i;-islated  out  of  office,  and  the  Department 
of  r>uil(lin_i;-s  merged  into  the  I'ire  Department  as  a  bureau  therein. 
W'illiaiu  P.  I'^sterljrook  was  appointed  by  the  (  "onunis.sioners  of  the 
Fire  Department  to  be  the  head  of  the  Bureau  of  lluildimjs.  The 
place  of  business  was  removed  from  No.  2  Fourth  avenue,  where  it 
had  been  located  almost  from  the  time  when  the  I)e])artment  was 
created,  to  the  Fire  Department  headcpiarters  at  Xo.  155  .Mercer 
street,  and  subsecjuently  to  the  new  headquarters  on  67th  street,  near 
Third  avenue.  .Mr.  Esterbrook  held  ofifice  for  nearly  five  years, 
when  he  resif^ned,  and  A.  V.  D"(  )ench  was  thereu])on  ap])oiiUed, 
who, after  a  service  of  four  years,  was  succeeded  by  Thomas  J.  lirady, 
in  1889. 

Immediatelv  after  Mr.  Estei^brook  took  office  in  the  month  of  July, 
1880,  Mr.  Fryer  called  upon  him  and  stated  that  he  and  ]\Ir.  Charles 


292  A  HISTORY  0/'  REAL  ESTATE, 

Mcttam,  tlir  architect,  and  Mr.  Mattliias  lUoi xl.-oml,  mason  I)uil(lor, 
liad  ht'cn  |)rt']>arin,i;-  a  complete  revision  of  the  huihhn,^-  law  and  of- 
fered to  furnish  tlie  prejjared  matter  to  Mr.  l''.sterl)m( ik  if  he  would 
lake  up  the  work  of  securing-  a  better  law.  Mr.  h'.sterhrook  a.i^reed  to 
undertake  the  task  and  the  amendments  were  dulv  furnished  to  him. 
The  hill  was  sent  to  Albany  in  the  early  ])ortion  of  iXSi.  The  Conk- 
lint,'-  Senatorial  contest  in  that  session  of  the  Le,L;islature  prevented 
final  action  on  that  bill.  A  new  bill  was  prepared  and  introduced 
into  the  Leg-islature  of  1882.  Opposition  arose  and  the  bill  failed. 
It  ap^ain  failed  in  1883.  Inspector  Esterbrook,  as  he  was  then  called, 
issued  a  call,  in  C0'mi)liance  with  a  written  recpiest  made  to  him  bv 
Mr.  Frver,  to  the  several  associations  which  had  taken  an  active 
interest  for  or  against  the  ])revious  bills  to  meet  at  the  Ashland 
House  and  formulate  a  bill  that  would  be  acce])table  to  all.  lujual 
representation  was  given  to  each  association,  and  the  bill,  as  proposed 
by  the  conference  committee  was  sent  to  the  Legislature  in  the 
session  of  1884,  the  bill  still  being  known  as  the  Esterbrook  bill.  ( )p- 
position  to  the  bill  as  a  whole  was  still  active,  and  at  one  time  the  par- 
lors of  two  or  three  hotels  held  gatherings  of  builders  in  opposition 
to  each  other.  The  requirement  that  new  elevator  shafts  should  be 
inclosed  with  brick  walls  perhaps  caused  more  opi)osition  than  anv 
other  requirement.  Chief  P.onner  has  stated  that  it  was  the  ])esl 
requirement  that  went  into  the  bill.  The  Esterbrook  bill  passed  both 
branches  of  the  Legislature,  but  the  opponents  of  the  bill  had  gcjt 
in  so  manv  incongruous  amendments  on  its  passage  that  (lovernor 
Cleveland  vetoed  the  measure. 

The  next  year,  1885,  the  true  bill  went  successfully  through  both 
houses,  notwithstanding  much  opposition,  and  was  signed  by  ( iov- 
ernor  Hill.  The  Fire  Commissioners  had  tried  to  compass  the  defeat 
of  the  bill  because  it  had  eliminated  the  former  powers  of  summary 
arrest.  The  bill  was  in  every  way  a  great  advance  step.  It  required 
that  all  buildings  exceeding  a  stated  lieight  should  be  constructed 
entirely  fireproof.  It  provided  for  the  safe  construction  of  theatres 
and  other  public  ])laces  of  amusement.  It  was  conceded  that  there 
were  manv  defects  in  the  bill  and  ( "lOvernor  Hill  was  promised  that  • 
other  advance  steps  and  im])roveuients  would  be  made  to  the  law. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  293 

The  builders  came  together  again  with  happier  results,  and  in  1887 
an  amended  bill  was  passed  by  the  Legislature,  the  only  oi)])Osition 
that  time  coming  from  the  Fire  Commissioners  because  the  builders 
would  not  restore  the  arrest  clause.  After  a  year  or  two's  experience 
with  the  law  of  1887  it  was  seen  where  it  could  be  improved  in  many 
respects;  indeed,  it  became  necessary  to  make  certain  additions 
thereto.  A  new  method  of  constructing  tall  buildings  came  into  use 
subsequent  to  the  date  of  the  passage  of  the  law.  Application  to  use 
that  method  had  to  be  made  to  the  Board  of  Examiners  in  each  case. 
If  the  construction  is  good  an  owner  should  have  the  privilege  of  us- 
ing it  as  his  right,  and  not  as  a  favor.  Superintendent  llrady  was 
desirous  that  the  law  sliould  re(|uire  that  all  ])ublic  buildings, 
schcxjls,  asylums  and  hospitals  should  l)e  of  fire-proof  construction. 
.Superintendent  Brady  called  the  builders  together,  and  the  revision 
was  made  in  entire  harmonv.  The  arrangement  of  the  law  was  also 
changed,  and  all  that  related  to  any  one  sul)ject  was  grouped  to- 
gether as  far  as  ])ossible,  in  the  order  that  a  building  ])rogresses.  In 
1892  this  revision  became  a  law — the  present  law  ,  which  is  continued 
in  force  for  the  time  being  by  the  (ireater  \ew  York  Charter.  Just 
before  the  bill  was  acted  upon  in  the  Legislature  the  builders  pre- 
sented to  Mayor  Crant  their  desire  that  the  I'ureau  of  Buildings  be 
taken  out  of  the  V'wq  Department  and  rehabilitated  into  a  I)e])an:- 
ment  of  lUiildings,  and  that  the  bureaus  of  ])lunil)ing,  light  and 
ventilation  l)e  taken  out  of  the  Health  Department  and  put  into  the 
new  Department  of  lUiildings.  With  his  approval  and  aid  the  bill 
was  so  amended  at  Albany  as  to  include  these  features,  and  the  l)ill 
was  promptly  and  almost  simultaneously  passed  in  the  .Senate  and 
Assembly  and  duly  signed  by  Governor  Flower.  Superintendent 
B)rady  was  appointed  by  Mayor  Grant  as  the  head  of  the  new  Depart- 
ment and  established  in  new  otfices  at  the  southwest  corner  of  4th 
avenue  and  i8th  street. 

The  present  ijuilding  law  is  the  result  of  many  years  of  continuous 
labor  by  competent  and  experienced  men,  and  its  comprehensiveness 
is  therefore  not  to  be  wondered  at.  The  Ix-tterment  of  the  building- 
law  was  first  taken  in  hand  by  individuals  and  trade  associations,  be- 
cause their  business  interests  compelled  them  to  take  some  action. 


294  A  HISTORY  OF  REAL  ESTATE, 

and  circunistaiiCL'S  so  sliapcd  themselves  as  to  necessitate  continnons 
and  inireniittini^-  work.  Architects,  l)uilders.  tire  underwriters,  fire 
en<,;'inei'r>  and  Ia\v\  ers  have  taken  part  in  its  several  revisions.  It  is 
the  united  work  of  a  larg'e  number  of  tlie  ablest  men  in  the  various 
trades  and  i)rofessions  connected  w  ith  building,'-  operations.  Amonjj 
those  who  have  taken  an  active  i)art  in  the  several  revisions  of  tlic 
law  may  be  mentioned:  h>i>m  the  .\rchitectural  Iron  .Association, 
William  j.  hVyer.  j.  M.  Cornell,  jas.  J.  I'-nrnet,  J.  I.  llealev,  .\.  J. 
Cami)bell,  John  C  ooper.  A.  j.  Post,  Wm.  11.  .McCord  and  d  homa. 
Dimond.  l'"rom  the  .\merican  Institute  of  .Vrchitects.  R.  M.  l'])- 
john.  (ieor.ye  1!.  I'ost  and  X.  Le  lirun.  h~r(jm  the  Mechanics'  and 
Traders'  I'.xchanoe,  R.  L.  Darrag-Ji,  Warren  A.  Conover,  John 
llanta,  and  l-'dwin  Dobbs.  h'roni  the  Real  Instate  (  )wners'  and 
l  )uilders"  Association,  Cornelius  (  )' Reill  w  (  "'harles  I'.uek  and  Thomas 
( iraham.  From  the  Real  Instate  M.xchan^e,  .Samuel  .McMillan,  C. 
W.  Luyster  and  ■Morris  Littman.  bVom  the  ISoard  of  l<dre  Under- 
writers, John  W.  Alurray,  F.  C.  Moore.  Peter  .Xotman,  Wm.  AL  St. 
John,  Wm.  A.  lUirtis  and  Stephen  Crowell.  From  the  Fire  Depart- 
ment, Commissioners  Richard  Croker,  Henry  1).  Purroy,  Elwood 
Smith,  S.  H.  Robbins,  Anthony  Eickhoff  and  Chief  Hugh  Bonner. 
Building  superintendents,  William  P.  Esterbrook,  A.  ¥.  D'Oench 
and  Thomas  J.  P>rady.  (  )f  lawyers.  William  M.  iMudley,  Ceorge 
W.  Van  Siclen  and  ClifYord  A.  Hand  were  chiefiy  consulted.  (  )n 
theatre  construction,  PVancis  H.  Kimball  was  the  principal  adviser. 
To  these  men  belong  the  credit  of  formulating  a  just  and  com])rehen- 
sive  building  law,  and  one  that  stands  as  a  model  for  the  other  cities, 
not  only  in  this  country,  but  in  the  world. 

In  has  been  by  a  series  of  progressive  steps  that  the  New  York 
building  law  has  been  brought  up  to  its  ])resent  high  standard  of  ex- 
cellence. The  art  of  building  is  ])rogressive,  and  so  to  keep  up  with 
modern  methods  the  building  law  needs  almost  yearly  changes. 
The  interests,  or  the  supnosed  interests  of  individuals  have  always  to 
vield  to  ilu-  ])ul)lic  good,  but  tlie  wisdom  and  ])olicy  of  building  well 
and  safel\-  is  now  generally  recognized,  and  in  the  end  builders,  land- 
lords and  tenants  are  all  benefited.  As  a  matter  of  fact  very  little 
opposition  is  longer  made  to  requirements  looking  to  safety  from 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  295 

fire:  and  tliis  in  part  arises  not  from  tiie  hopelessness  of  0'pi)Osition, 
l)ut  because  the  buihhnq-  interests  liave  come  to  recotj^nize  that  the 
chanties  in  tlie  huilchn;;-  law  emanates  from  men  who  are  themselves 
directly  interested  in  huildinj^s  ami  who  can  he  relied  upnn  to  do 
that  which  is  wise  and  j^njod.  Naturally  a  i^reat  many  nnnor  ix'tter- 
ments  can  lie  and  doul)tless  will  be  made,  for  no  one  has  ever  claimed 
that  the  buildino-  law  is  perfect,  althoug-h  as  a  whole  it  is  the  best 
law  of  its  kind  ever  enacted. 

Following:  the  re-creation  of  the  Department  of  Buildings  in  1892, 
the  administration  of  that  department  was  conducted  by  Superin- 
tendent llradv  with  general  satisfaction  to  the  public  for  nearlv  three 
years,  and  then  came  a  political  upheaval.  At  the  municipal  election 
in  1894  til*-"  Citizens'  candidate,  William  L.  Strong,  was  elected 
Mayor  of  New  York,  and  he  took  office  January  i,  1895.  'i*-'  State 
Legislature  i)assed  a  Power  of  Removals  Act  which  enabled  the 
Alavor  to  remove  at  will  the  head  of  any  department  in  the  citv  dur- 
ing the  first  six  months  of  the  Mayor's  term.  A  faction  of  the 
Democratic  party,  headed  by  James  ()'r.rien,  had  taken  an  active 
part  in  the  Citizens'  movement  and  claimed  a  reward  for  their  ser- 
vices in  electing  the  ticket.  Mr.  (  )'r)rien  demamled  a  police  com- 
missionership  for  himself,  Init  the  Mayor  refused  to  give  him  that 
office.  In  distributing  the  plums  of  office.  Maxnr  .Strong  informed 
the  committee  representing  the  O'lirien  Democracv  that  they  couM 
Iiave  the  lUiilding  Department  as  their  share  of  political  i>atronage. 
Superintendent  ISrady's  term  of  six  years  had  not  half  run  out,  and 
his  retention  was  petitioned  for  bv  nearlv  all  the  leading  architects 
and  builders  in  the  city,  but  that  didn't  avail.  The  decision  was  that 
architects  and  builders  were  to  experience  "reform"  as  well  as  the 
rest  of  the  citizens,  and  without  much  delay  Mr.  lirady  was  removed 
and  a  new  Superintentlent  of  lUiildings  appointed.  The  O'Brien 
commit/tee  presented  one  or  two  men  for  the  i)lace,  but  the  Mayor 
did  not  approve  of  them,  but  finally  they  hit  upon  Stevenson  Con- 
stable and  the  Mayor  appointed  him.  Three  davs  before  he  was  ap- 
pointed Superintendent  Mr.  Constable  was  an  utter  stranger  to  the 
O'Brien  committee  and  to  the  Mayor  also.  He  was  a  new  comer  in 
New  York,  and  his  political  elevation  was  in  the  nature  of  an  acci- 


296  A  HISTORY  OF  REAL  ESTATE, 

(lent.  He  (|uickly  i)ruvc<l  that  he  was  not  fitted  by  temperament  to 
a(hiiinislcr  the  (hities  of  his  office  in  a  satisfactory  manner  to  the  pub- 
lic. The  ijffice  was  mana<je(l  and  controlled  in  stich  a  manner  as  to 
cause  <^reat  and  unreasonable  delay  and  consec|uent  loss  and  damage 
to  owners  of  property  and  others  engaged  in  the  erection  and  alter- 
ation of  buildings.  Mr.  Constable  was  fond  of  giving  out  to  news- 
papers sensational  statements  that  were  injurious  to  real  estate.  In 
one  interview  he  declared  that  there  are  36,000  buildings  in  New 
York  built  in  gross  violation  of  all  legal  re(|uirements  In  another 
interview  he  declared  that  there  are  3,200  buildings  absolutelv  un- 
safe. And  again  that  there  are  manv  thousand  fire  traps  in  Xew 
York.  These  kind  of  statements  generally  followed  disasters  that  re- 
flected on  the  efficiency  of  the  Department  of  Buildings.  In  Sep- 
tember, 1896,  Mayor  Strong  was  petitioned  to  remove  Mr.  Constable 
from  office.  The  Mayor  concluded  not  to  put  him  on  trial,  but  six 
momths  later  the  Mayor  ordered  him  out  of  the  ]\Iayor's  office  and 
declared  that  he  would  remove  the  Superintendent  from  office  at  once 
if  he  had  the  power.  People  who  had  dealings  with  the  Department 
of  Buildings  decided  that  however  valuable  "reform"  might  be  in 
other  branches  of  the  citv  government,  thev  wanted  no  more  of  it  in 
their  business  affairs  if  it  had  to  be  of  the  kind  thrust  upon  them  in 
the  Department  of  Buildings.  It  may  be  recorded  as  a  fact  that  the 
Constalble  administration  of  the  De])artment  of  Buildings  was  the 
most  unpopular  part  of  the  Strong  government,  and  cost  the  re- 
form movement  in  the  first  succeeding  municipal  election  more  votes 
than  any  other  cause.  In  the  fall  of  18Q7  the  first  municipal  election 
was  iheld  under  the  Greater  New  York  Charter  and  the  Tamman\- 
Democratic  ticket,  headed  by  Robert  A.  Van  Wyck,  was  successful. 
On  the  1st  day  of  January,  1898,  Mayor  Van  Wyck  appointed  Mi". 
Brady  as  commissioner  for  the  ^boroughs  of  Manhattan  and  the 
l>ronx  (New  York),  and  President  of  the  P.oard  of  lUiildings  for  a 
term  of  six  years. 

Between  1892  and  1898  the  New  York  building  law  remained  sub- 
stantially unaltered.  Within  these  six  years  the  frame  building  dis- 
trict was  changed  in  1895,  the  limit  of  height  for  non  fire-proof 
buildings  was  changd  from  85  feet  to  70  feet  in  1886,  and  to  75  feet 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  297 

in  1897,  and  also  in  1897  certain  requirements  for  enclosino^  fronts  of 
building's  in  course  of  construction  for  the  protection  of  pedestrians 
was  added  to  the  law.  A  bill  was  passed  by  the  Legislature  in  1897 
to  abolish  the  Board  of  Examiners,  and  to  substitute  therefor  a 
Board  of  Appeal,  but  this  bill  did  not  receive  the  approval  of  the 
Mayor,  and  therefore  failed  to  becoane  a  law.  In  the  latter  |)art  of 
1895  an  invitation  was  extended  on  behalf  of  the  Board  of  Examiners 
to  various  architectural  and  building  trade  organizations  to  meet  to- 
gether to  make  a  general  revision  of  the  l)nilding  law.  \\'hilc  this 
revision  work  was  well  under  way  the  Legislature  a])p<  lined  a  com- 
mission to  draft  a  charter  for  (ireater  Xew  York.  Througii  a  sul)- 
committee  the  revision  work  was  submitted  to  the  commissionei-s 
drafting  the  charter  but  the  latter  decided  that  a  mass  of  details  re- 
lating to  the  c(jnstruction  of  buildings  did  not  properlv  belong  in  an 
organic  law,  but  ought  to  be  a  matter  for  municii)al  regulation;  so 
they  purposely  omitted  the  "building  law"  and  inserted  in  the  new 
charter  a  section  which  authorizes  tlie  Ahmicipal  Assembly  to  estab- 
lish a  code  of  ordinances  to  bt-  known  as  the  Building  Code. 
Greater  Xew  York  includes  Xew  ^'ork,  the  lower  portion  of  West- 
chester County,  llrooklyn.  Long  Island  Citw  a  portion  of  Oueens 
County,  and  Staten  Island,  and  this  territory  was  divided  into  five 
boroughs,  designated  resix^ctivelv :  Manhattan,  The  Bronx,  Brook- 
lyn, Oueens  and  Richmond.  The  charter  i)rovided  for  three  com- 
missioners of  buildings,  and  Mavor  \'an  Wvck  appointed  as  such 
Commissioners  Thomas  J.  ]>rady  for  the  l)oroughs  of  Manhattan  and 
The  Bronx,  Daniel  Ryan  for  the  borough  of  Brooklyn,  and  Daniel 
Campbell  for  the  boroughs  of  Oueens  and  Richmond.  The  three 
commissioners  together  form  a  Board  of  Buildings,  and  Mr.  Brady 
was  designated  as  the  President  of  the  Board.  Iv'ich  conunissioner 
has  administrative  jurisdiction  within  the  borough  or  boroughs  in 
which  he  is  appointed.  Appeals  from  the  decision  of  any  one  com- 
missioner are  provided  for  in  the  new  charter.  \n  the  borough  of 
Brooklyn  and  in  the  iboroughs  of  Queens  and  Richmond  such  aji- 
peals  are  to  be  made  to  the  Board  of  Buildings.  Li  the  boroughs  of 
Manhattan  and  The  Bronx  the  old  Board  of  Examiners  is  continued, 
and  appeals  are  to  be  made  to  that  Board.    The  charter  provides 


298  A  HISIORY  01-   RliAL  ESTATE, 

that  until  a  lluildin^s^-  fnde  is  estahlislicd  the  several  existin.^'  build- 
iiif^  law  s  and  ordinances  are  continued  in  full  force  and  effect — that 
is  to  saw  the  Xew  \urk  huildin^-  law  in  the  horou.^hs  of  Manhattan 
and  The  lironx,  the  I'.rooklvn  buildinj^-  law  in  the  horous-h  of 
Brooklyn,  and  ordinances  in  the  boroughs  of  Queens  and  Richmond. 
In  i)re])arino-  a  building:  ^""de  the  Municipal  Assembly  mav  appoint 
and  employ  a  conmiission  of  exijerts.  That  power  is  permissory, 
not  mandatorw  When  the  buildin,":  code  is  established  then  the  old 
buildino-  laws  and  ordinances  become  thereby  repealed.  Authority 
to  restrict  the  height  of  'buildings  to  be  hereafter  erected  in  Greater 
New  York  is  specifically  conferred  u])on  the  Municipal  Assem'bly. 

The  "tenement  house  law"  is  incorporated  in  the  new  charter,  and 
being  part  of  the  charter  can  hereafter  onlv  be  modified  bv  an  act  of 
the  State  Legislature  in  tlie  form  of  amendments  to  the  charter  itself. 
The  building  code,  when  established  bv  the  Municipal  Assemibly, 
can  be  amended  by  that  body.  In  the  one  case  is  home  rule,  in  the 
other  is  rule  at  the  State  Capitol. 

The  history  of  the  Xew  ^'ork  building  law  has  thus  been  brought 
down  to  the  very  hour  of  this  publication  going  to  |)ress.  Its  origin, 
its  development,  its  administration  has  been  here  recorded.  Each 
future  vear  will  add  material  for  a  further  extension  of  this  historv  of 
the  past.  The  evolution  of  building  regulations  is  to  be  continuous; 
the  requirements  for  safe  and  healthful  construction  in  building  will 
be  more  and  more  defined,  and  as  the  code  is  amplified  the  art  if 
building  will  become  largely  an  affair  of  legal  rule,  so  that  the  archi- 
tect or  builder  who  knows  the  building  law  thoroughly  is  sure  to 
be  of  more  use  to  his  clients  than  the  theoretical  constructor.  It 
will  be  the  fault  of  those  directly  interested  in  such  matters  if  unwise, 
useless  or  unjust  re(|uirements  are  either  continued  in  or  added  to 
existinrr  laws  or  regulations,  or  if  good  requirements  are  clothed  in 
ambiguitv  or  masked  in  too  technical  terms,  or  that  the  methods  of 
construction  are  so  closelv  defined  as  to  leave  no  opportunity  for  th.e 
introduction  and  use  of  new  processes  or  new  materials.  The  full- 
ness, the  simplicity  and  the  justice  of  future  building  laws  will  rest 
with  those  who  are  willing  to  give  their  time  and  attention  to  such 
matters  as  a  dutv  thev  owe  to  themselves,  as  well  as  to  the  State. 

IVIU.IAM  J.  FRYER. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  299 


LEADERS  IN  THE  BUILDING  TRADE. 


Thomas  J.  Brady. 

Tlie  c(jnnection  of  the  Hon.  'i'liwinns  j.  I'.rad}  witli  Xcw  \  i>rk 
building-  interests  has  been  verv  imjxjrtant,  both  in  his  capacity  as 
an  incHviihial  Iniihler  and  contractor,  and  particularly  so  in  his  re- 
lations with  the  i)e])artment  of  Buildings.  As  a  builder.  Mr. 
Brady  has  built  a  class  of  structures  which  are  a  credit 
lo  himself,  as  a  result  of  finished  and  thorough  workman- 
ship, and  to  the  locality  in  which  they  are  situated.  In  his  capacity 
as  Commissioner  of  Buildings  for  the  Boroughs  of  Manhattan  and 
The  Bronx  and  President  of  the  Board  of  Buildings, Mr.  liradyis  ex- 
ercising personal  qualities  of  integrityand  sound  business  judgment, 
combined  with  his  extensive  exi)erience.  It  was  no  doubt  the  posses- 
sion of  these  attributes  which  led  to  his  un(|nalified  endorsement  by 
all  the  building  clubs  and  unions  in  this  citv.  it  is  the  unanimous 
opinion  of  all  legitimate  and  reliable  builders  that  Mr.  Bradv's 
administration,  already  begun  so  auspiciously,  will  be  attended  with 
results  most  desired,  and  to  the  attaining  of  this  end  he  is  being 
well  sup])orted.  it  is  furthermore  felt  bv  all  concerned  that  the 
honest,  efificient  and  just  administration  of  the  laws  of  Commis- 
sioner Brady's  de])artment,  sucli  as  he  has  ])egun,  will  have  a  most 
beneficial  effect  on  the  builders  and  building  in  this  metropolitan 
city. 

Mr.  Brady  commenced  his  connection  with  the  building  craft 
in  1870.  He  served  as  an  apprentice  and  journeyman  mason  imtil, 
in  January,  1,  1884,  he  was  appointed  an  Inspector  in  the  Fire  De- 
partment of  this  city.  Three  years  later  he  was  made  First  Deputy 
of  the  Bureau  of  Inspection  of  Ijuildings  in  the  Fire  Department. 
In  April,  1889,  he  was  made  Superintendent  of  Buildings  in  the 
Bureau  of  Inspection  of  Buildings,  which  at  that  time  was  con- 
nected with  the  Fire  Department.  When  in  1892  the  State  Legis- 
lature passed  the  bill  organizing  the  present  Department  of  Build- 
mgs.  by  combining  the  Bureatt  of  Inspection  of  Buildings  of  the 
Fire  Department  and  the  Plumbing  Bureau  of  the  Health  Depart- 
ment, there  was  none  so  eminently  fitted  for  the  position  of  super- 
intendent of  the  new  dei)artment  as  Air.  Brady,  and  his  appoint- 
ment was  unanimouslv  indorsed.  He  occupied  that  position,  ardu- 
ous as  it  was,  with  honor  to  himself  until  1895,  when  he  entered 
New  York's  competitive  building  arena  as  a  general  contractor. 
A  partial  list  of  the  more  prominent  buildings  he  com- 
pleted, embraces  the  Central  Mills  and  Grain  Elevator,  Eleventh 


300 


A  HISTORY  OF  REAL  ESTATE, 


avenue  and  63d  street;  San  Remo  Hotel,  C  entral  Park  West;  com- 
luerrial  buildings  at  Nos.  736  and  I'.roadwa},  Xns.  25  and  27 
\\a\erley  ])lace,  and  Nos.  27  and  2t)  West  31st  street:  Hebrew 
Teebnical  institute,  Xos.  34,  36  and  38  Stuyvesant  street;  country 
residences  for  Hon.  ex-Mayor  Huoii  J.  ( Irant  and  Thomas  F. 
Ryan,  Secretary  of  the  Al etro])olitan  Traction  Co.;  Ehrich's,  Sixth 
avenue  and  22(1  street  :  Macy's,  Sixth  avenue  and  14th  street. 

When  in  Jan.  i,  the  old  City  of  Xew  York  absorbed  other 

surrounding  cities  and  towns,  the  charter  of  the  new  city  pro- 
vided that  the  Mayor  of  the  Greater  City  appoint  a  Com- 
missioner of  lluildings  for  the  Boroughs  of  Manhattan  and 
Itronx.  When  Mr.  l>rady  was  declared  as  a  candidate,  his  candi- 
dature was  formallv  endorsed  by  all  the  building  organizations  in 
the  city.  The  Building  Trades'  Club,  the  Builders'  League  of  Xew 
York,  the  Mechanics'  and  Traders'  Exchange,  the  Society  of 
Architectural  Iron  Workers,  and  all  the  Labor  and  Trades  Cnions, 
without  exception,  drafted  resolutions  favoring  his  ajjijointnient. 
The  Building  Trades'  Club,  the  strongest  ])uilding  organization  in 
the  cit\-,  formally  waited  u\)on  Mayor  \'an  Wyck  and  urged  Mr. 
I'rady's  a])])ointment.  W  ith  such  elements  of  supj)ort,  and  pos- 
sessing tile  fruits  of  liis  ])ast  exjierience,  there  can  be  no  doubt  that 
the  new  administration  of  the  Building  Department  will  be  one  of 
the  most  successful  in  its  liistorw 

The  Firm  of  Luke  A.  Burke  &  Co. 

The  firm  of  Luke  A.  Burke  &  Co.  have  been  doing  business  as 
Iniilders  and  contractors  since  1884, and  have  in  that  time  built  some 
of  the  largest  fireproof  buildings  in  the  city;  in  all,  over  40  build- 
ings. Mr.  Burke  is  descended  from  a  family  of  builders  and  has  no 
doubt  obtained  his  mechanical  knowledge  of  construction  from  them. 
He  is  one  of  the  most  incessant  workers  and  can  be  found  at  any 
time  during  the  day  at  the  Iniildings  he  is  constructing,  directing 
his  foreman.  In  the  evening  he  can  be  found  until  a  late  hour  in 
his  office,  either  estimating  on  plans  or  arranging  matters  for 
others  in  their  dififerent  positions.  His  reputation  among  the  dilTer- 
ent  architects  for  whom  he  has  built  is  that  of  a  reliable  and  safe  con- 
tractor. It  is  a  ])ractice  of  liis  when  a  building  is  coni])lete(l  to  ask 
the  owner  for  a  letter  stating  how  he  is  impressed  with  the  building. 
If  he  is  not  satisfied,  the  re(|uest  is  made  just  the  same,  and  the  let- 
ters are  kept  for  reference  read\  for  an\-  owner  to  see  w  hat  his  deal- 
ings have  been  with  others  in  the  past,  lie  has  ])liotograplis  taken 
of  all  the  buildings  he  has  constructed  with  the  architects'  and 
owners'  name  on  same,  and  the  letters  of  the  owners  attached, 
are  open  for  inspection  in  his  office.  He  has  worked  himself  up  from 
an  ordinary  journeyman  to  his  present  position.  Starting  in  at  the 
age  of  13  years,  he  served  his  apprenticeship  in  Xew  York  City.  He 
attended  the  ])ublic  schools  and  also  Cooper  Institute  for  several 
years.    Before  he  was  20  years  old  he  had  charge  of  very  important 


BUILDING  AND  ARCHITECTURE  IN  NEIV  YORK.  301 


buildings,  in  church  and  bridge  worlv,  throughout  the  country  for 
his  oldest  brother.  After  his  brother's  death,  he  settled  in  Xew  York 
Citv,  and  began  his  successful  career.  He  is  now  a  member  of  sev- 
eral clubs  in  the  city.  Among  the  more  prominent  of  the  contracts 
completed  by  .Mr.  I'.urke  are  the  Wilkes  Building,  corner  Wall  street 
and  Broad  street ;  I'aulist  leathers'  Church,  corner  59th  street  and 
Columbus  avenue;  Alanhattan  Athletic  Club,  45th  street  and  Madi- 
son avenue;  College  of  Pharmacy,  68th  street  and  Boulevard;  Co- 
lumbus Hall,  Orange.  N.  J. ;  Freedman  Building,  Prince  and  Broad- 
way; Irving  Bank  Building,  Chambers  street;  Heide  Building,  Van- 
dam  street ;  Ursuline  Convent,  Bedford  Park ;  Educational  Alliance 
Building,  East  Broadway  and  JefYerson  street.  It  will  be  seen  that 
Mr.  Burke  has  completed  work  for  some  of  the  best  architects  in 
the  city. 

He  has  obtained  an  enviable  rei)utation  for  thoroughness  in  every 
particular  branch  (jf  his  trade.  Mr.  lUirke  is  naturally  very  atten- 
tive to  detail  and  all  hi^  operations  have  shown  that  finish  which 
attention  to  minor  matter^  onl\-  can  bring  a1)out.  .\s  a  result,  ]\Ir. 
Burke  possesses  tlio.se  attribute  so  necessar}-  to  the  ])ermanent  suc- 
cess of  a  builder.  His  career,  step  by  >te]).  in  all  his  contracts, 
whether  it  is  merely  a  slight  alteration  or  the  erection  of  >ome  tall 
office  building,  has  established  these  facts  firmlv  in  the  minds  of 
both  architect  and  owners.  The  address  of  the  firm  is  401  West  59th 
street. 

B.  D.  Chandler. 

In  the  carpentry  trade  there  are  as  manybranches  of  the  craft,  and 
proI)ably  more,  as  there  are  to  be  found  in  the  dififerent  branches  o; 
the  building  trades.  In  masonrv,  which  is  un(|uestionabl\-  the  great- 
est (lei)artnient  of  the  building  ])rofession.  there  are  tliose  who  eon- 
tract  for  the  foundation  and  solid  masonry  of  the  l)(jtt(jm  walls  :  this 
is  the  greatest  and  highest  feature  of  masonry.  In  carpentry,  it 
is  generally  acknowledged  that  the  fine  interior  finish  and  decora- 
tion, together  with  cabinet  work  and  stairlmilding,  embrace  a  large 
proportion  of  our  best  car])enters.  The  work  requires  complete  and 
long  experience,  and  is  of  such  a  nature  that  none  but  skilled  me- 
chanics attempt  it.  In  Xew  ^'ork  fine  cabinet  work  is  carried  to 
greater  degree  of  perfection  than  elsewhere  in  the  countrv,  which 
doubtlessly  accounts  for  our  pos.scssing  tlie  best  class  of  journe\  nien 
in  that  branch.  Prominent  among  our  local  carpenter  buililers  who 
have  attained  a  wide  reputation  {or  interior  and  cabinet  work  is  tlic 
subject  of  our  sketch,  Mr.  I'>.  D.  Chandler,  of  Xo.  1  i  Rector  street. 
Mr.  Chandler  has  been  actively  connected  with  that  branch  of  the 
building  profession  for  over  thirty-two  years.  In  the  begiiniing  of 
his  career  he  served  for  many  vears  in  the  capacitv  of  superintendent 
of  the  Western  Union  Telegraph  Coniijany's  carjjentcr  work,  h'or 
over  eighteen  years  he  was  identified  with  that  company  and  travelled 
from  citv  to  citv  superintending  the  erection  and  finishing  of  the  com- 
pany's offices  throughout  the  country.    Mr.  Chandler  at  the  present 


302 


A  HISTORY  OP  REAL  ESTATIl. 


Bl'ILDlNG  AND  ARCHITECTURE  IN  NEW  YORK. 


time  manufactures  and  comjiletcs  the  tine  cabinet  work,  the  desk  and 
tables  and  all  the  carpenter  |)arai)hernalia  of  a  teles:!;-raph  office,  and 
ships  tlie  work  from  the  factcjry  on  Kector  street  to  its  destination, 
whetlier  it  he  as  far  Xorth  as  ilufYalo,  or  to  the  South  as  far  as  New 
(  )rleans,  and  W  est  as  San  I'>ancisco. 

Tele.^raphic  office  wurk  is,  however,  not  the  only  branch  of  Mr. 
Chandler's  l)nsine^s.  In  nian\-  of  the  banking  ofTfices  in  Wall  street 
and  in  the  stock  di-.trict,  there  are  to  be  found  the  handiwork  of  Mr. 
Chandler's  jounie\inen  in  tlie  tine  cabinet  work  and  interior  wood- 
work decoration..  .Mr.  Chandk'r  has  been  retanied  b\  uell-known 
firms  for  many  years,  and  the  alteration  work,  repairing'  and  t^encral 
i;verhauling  that  have  been  done  for  the  past  (|uarter  centurv  in  tliose 
offices  have  been  comi)lete(l  bv  Mr.  Chandler.  The  worknianshi]) 
displaved  in  al!  the  work  cannot  l)e  excelled,  and  the  material  used  is 
the  hot.  (  )n  tho~-e  ba^e.-.  .Mr.  (  handle)-  has  built  his  rei)Utation  ;  he 
never  allowed  an\  element  of  cheajme.-  to  enter  into  any  contract, 
and  the  rcsuli  that  his  client,  hoped  for  was  obtained.  Mr.  Chandler 
has  also  completed  residential  interior  cari)enter  work. 

Charles  A.  Cowen. 

There  is  probably  no  better  known  builder  and  general  contractor 
in  Xew  '^'ork  at  the  ])resent  time  than  Air.  Charles  A.  Cowen.  Iden- 
tified with  all  the  building  trade  associations  in  this  cit\  and  holding- 
various  offices  in  national  associations,  he  h;is  worked  ear- 
nestly and  to  a  great  degree  successfully  in  the  interot.  of  the  build- 
ing guilds.  He  is  one  of  the  charter  mend)ers  of  the  lUiilding  Trades 
Club,  and  to  him  belongs  the  distinction  of  having  called  that  strong 
organization  into  existence.  It  was  he  who  at  a  meeting  of  the  old 
Mechanics'  and  Traders"  ICxchange  drafted  the  resolution  which  con- 
tained the  nucleus  of  the  future  lUiilding  Trade.  I'lub.  .\t  the  pres- 
ent time  he  is  one  of  the  Board  of  Managers,  ami  was  the  presid- 
ing officer  during  the  years  1895  ^"f'  1896.  He  is  the  first  vice-pres- 
ident of  that  historic  labor  organization,  the  Ceneral  Society  of  Me- 
chanics and  Tradesmen,  and  fills  the  position  of  secretary  of  the  Ma- 
son Builders'  Association  of  N^ew  York.  In  national  building  asso- 
ciations Mr.  Cowen  represents  the  National  .Association  of  Builders 
in  the  B<.iard  of  Alediation  and  Conciliation,  of  which  Bishop  Pot- 
ter is  i)residcnt,  and  is  the  delegate  at  large  from  the  local  .Mechanics' 
and  Traders'  I-'.xchange  to  the  National  .Association  of  Builders.  Air. 
Cowen  fulfils  the  duties  of  his  many  offices,  which  he  has  never 
striven  for,  but  have  been  thrust  \\\)on  him  by  reason  of  his  adapta- 
bilitv,  in  a  manner  that  is  most  conunendable. 

He  is  thorough  in  his  knowledge  of  the  building  trade,  and  is 
known  to  be  one  of  the  best  ex])erts  in  this  city  iii  masonry,  particu- 
larly in  that  of  a  heavy  description.  He  began  his  apprenticeship 
with  his  father,  a  well-known  New  York  contractor,  and  continued 
with  him,  familiarizing  himself  with  all  the  details  in  the  building 
trade.   Afterwards,  from  1878  to  1885.  he  associated  himself  with  his 


304 


A  HISTORY  OF  REAL  ESTATE, 


fatlier  as  a  partner,  and  the  firm  carried  on  a  successful  business. 
At  that  time  the  firm  made  a  specialty  of  residential  building's  in  the 
northern  part  of  the  city.  In  1885  his  father  died,  and  he 
continued  the  business  with  most  t^ratifyino^  success.  Architects 
and  investors  have  learned  to  know  him  as  one  of  the  most 
thorou.uii  and  ca])al)le  of  our  local  builders,  and  as  a  result  some  of 
the  lariie  office  and  heavy  fire])roof  warehouse  buildinos  have  been 
erected  l)y  him.  Of  late  Air.  Cowen  has  made  a  s])ecialty  in 
this  line,  and  he  is  devoting  more  of  his  attention  to  that  branch  of 
the  building  trade.  He  numbers  among  the  work  completed  by  him 
many  stores,  warehouses,  apartments,  dwellings  and  public  buildings 
throughout  the  city. 

Among  the  more  important  contracts  completed  by  Mr.  Cowen 
are:  Stores  and  offices,  15  stories,  Nos.  9-13  Maiden  Lane;  fireproof 
stores  and  offices,  8  stories,  Nos.  29-33  East  19th  street;  stores  and 
offices,  10  stories,  fireproof.  No.  708  Broadway;  stores,  11  stories, 
fireproof,  No.  714  Broadway;  stores,  fireproof,  6  stories,  Nos.  43-49 
Bleecker  ;  warehouse,  7  stories,  No.  39  Great  Jones  street ;  warehouse, 
Nos.  571-573  Hudson  street;  factory,  6  stories,  Nos.  341  to  351  West 
26th  street;  clubhouse,  71st  street  and  Sherman  Square;  apartments, 
No.  29  West  26th  street,  northeast  corner  91st  street  and  West 
End  avenue,  southwest  corner  113th  street  and  Seventh  avenue;  4 
dwelling  houses,  Nos.  11-17  East  60th  street;  5  houses,  southwest 
corner  104th  street  and  West  End  avenue;  No.  8  East  6ist  street; 
3  houses,  Nos.  326-330  West  88th  street ;  9  houses,  south  side  73d 
street,  east  of  Columbus  avenue;  Y.  M.  C.  A.,  Harlem,  125th  street, 
near  Fifth  avenue ;  synagogue,  Nos.  20-22  Forsyth  street ;  Man- 
hattan Hospital,  131st  street  and  Amsterdam  avenue;  Flower  Hos- 
pital and  HomcEopathic  College,  63d  street  and  Avenue  A. 

John  D.  Crimmins. 

Mr.  John  D.  Crinmiins,  a  contractor  of  large  public  and  private 
works  and  a  man  of  national  repute,  was  born  in  New  York  in  1844. 
His  father  was  largely  entrusted  with  the  development  of  the  East 
Side,  in  that  locality  of  which  59th  street  is  the  main  thoroughfare. 
He  opened  many  streets  and  performed  other  public  work. 

This  was  the  means  of  making  Mr.  Crimmins  acquainted  with 
the  owners  of  property  and  gave  him  an  early  opportunity  of  acquir- 
ing a  knowledge  of  values.  He  purchased  property  before  he  was 
of  age.  In  i860  he  entered  his  father '.s  business.  Afterwards  he 
added  building  to  the  contracting  business,  and  has  been  engaged  in 
the  erection  of  buildings  from  that  time  to  the  present,  having 
erected  more  than  400  houses.  His  familiarity  with  the  values  of  prop- 
erty caused  him  to  be  selected  as  an  arbitrator,  where  disputes  be- 
tween property  owners  occurred  as  to  the  value  of  lands  where  the 
property  was  to  be  straightened  to  conform  to  the  street  lines.  His 
valuations  in  every  instance  have  been  taken  as  a  basis  of  settlement 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  305 


of  estates.  He  carried  on  successfully  the  direction  of  his  father's 
business  for  several  years,  and  then  alone  for  a  number  of  years. 
His  brother  had  been  associated  with  him  in  the  contracting  busi- 
ness until  January,  1897.  His  1)uil(lin,y  and  real  estate  operations 
were  on  his  personal  account.  In  the  contracting  business  he  was 
the  first  to  use  and  apply  machinery  extensivel}'.  The  steam  drill 
had  frequently  been  attempted,  but  was  not  used  successfully  until 
his  employment  of  it.  Having  been  first  in  possession  of  this  class 
of  machinery  he  had  no  competitors  for  large  and  difficult  excava- 
tions for  some  time,  and  in  1874,  when  30  years  of  age.  Ids  reputa- 
tion was  sufificiently  established  to  have  large  works  entrusted  to 
him,  which  he  i)lanned  and  executed  for  private  individuals  and 
private  cor])orations.  I'ublic  work  retiuiring  great  executive 
ability  and  engineering  skill  was  entrusted  to  him  l)y  the  President 
of  the  (  'roton  Hoard,  and  by  the  Chief  Engineer  of  the  Department 
of  Public  Works,  d  he  large  public  contracts  which  he  carried  on 
were  but  a  small  percentage  of  his  contracts.  He  was  also  em- 
plox  c-d  in  the  establishment  of  gas  plants  for  the  New  ^'ork  ( ias 
C'om])an\-,  .Metropolitan  Gas  Company,  Alunici])al  (las  Com])any. 
Ecjuitable  (las  Company,  the  Harlem  (las  Company,  afterwards  the 
Consolidated  Gas  Company,  and  out-of-town  com])anies.  Air. 
Crimmins  also  built  part  of  the  ele\-ated  system.  He  built  the  first 
subway,  and  all  of  the  subwa\  ?  for  thrive  \ears  after  the  subway  law 
was  passed.  Many  of  these  works  lie  carried  on  on  a  percentage 
basis.  He  Iniilt  the  P)roadwa\-  and  Columbus  .\venue  Cable  and  the 
new  electric  roads.  Pefore  the  cold  storage  ])rocess  was  discovered 
brewers  sought  locations  wdiere  the\'  could  build  deep  cellars.  Air. 
Crinunins  was  employed  by  all  of  tlie  brewers  of  tlie  citv  and  built 
man\  of  the  deep  cellars  and  excavated  several  tunnels  in  which 
beer  was  kept  in  storage,  lie  has  been  chairman  of  the  build- 
ing e(jmmittees  of  several  organizations,  and  had  the  erection  of 
hospitals  and  schools  under  his  charge.  He  has  been  a  member  of 
all  the  important  committees  during  the  last  fifteen  years.  He  has 
been  connected  with  municipal  celebrations,  lie  was  the  treasurer 
of  the  Property  Owners'  Association  for  the  im])rovenietU  of  prop- 
erty, both  on  the  East  and  West  sides,  lie  was  one  of  the  first 
members  of  the  West  Side  Association,  now  known  as  the  West 
End  Association.  Eor  five  years  Mr.  Crimmins  was  a  Park  Com- 
missioner, serving  as  President  and  Treasurer. 

Mr.  Crinmiins  has  had  over  12,000  men  at  times  directh'  under 
his  charge,  and  many  more  thousands  in  work  carried  on  l)\-  sub- 
contractors. He  has  never  had  a  serious  strike,  which  has  enabled 
him  to  maintain  the  most  friendly  relations  with  the  working  people. 

He  still  continues  to  be  active  in  building  operations.    He  is  on 
the  Executive  Committee  of  the  City  and  Suburban  Home  Asso- 
ciation, and  a  member  of  the  Model  Tenement  House  Association, 
and  President  and  Treasurer  of  several  corporations. 
20 


3o6 


A  HISTORY  OF  RRAL  ESTATE, 


V.  J.  Hedden  &  Sons. 

The  firm  of  \'.  J.  Hcddcn  e\:  Sons  wa.s  cstal.lishcd  in  1881.  They 
arc  the  successors  to  the  tirni  of  Meeker  cV-  lledden,  well  known  in 
the  metropolitan  building"  industry  for  a  ])eriod  extending-  over  hall 
a  centurv.  The  elder  Mr,  lledden.  with  liis  three  sons— C.  R.  1  led- 
dcn.  L.  (  ).  lledden,  and  S.  S,  lledden— has  carried  on  a  most 
successful  l)usine>-s  since  the  ince])tion  of  the  new  firm,  and  as 
.general  carpenters  and  contractors  they  ha\-e  few  i)eers  and  no  su- 
periors in  Xew  \'ork  huildins;-  circles. 

Their  innuense  factorx  ,  \  ards  and  kilns  are  located  on  the  Passaic 
River,  in  Xewark.  X.  j.  The  yards,  in  wliich  are  stored  all  kinds 
of  lumber,  includino;  fine  cabinet  woods,  fill  entirel\'  one  block  and  a 
half.  The  three-storv  factories,  including-  the  dry  kilns,  occu|)y  a 
block.  On  an  averas^e  six  hundred  to  seven  hundred  men  are  em- 
ployed. Regarding  the  factory,  there  is  none  more  completely 
fitted  with  the  most  modern  machinery  with  a  view  to  dispatch 
in  com]ileting  contracts,  and  more  jiarticularly  to  obtain  the 
highest  (|uality  and  acme  of  jx-rfection  in  the  class  of  goods  mami- 
factured.  In  the  case  of  well-kn(jwn  manufacturers  of  house  trim, 
standard  sizes  are  usuall\-  kejit  on  hand  ready  for  immediate  shi])- 
ment.  In  the  case  of  the  firm  of  \'.  J.  Hedden  &  Sons,  the\-  manu- 
facture no  stock,  but  what  is  jjarticularly  specified,  and  1)\-  sjiecial 
detail.  So  immense  is  the  capacity  of  their  works  that  the  firm  is 
enabled  to  complete  any  contract,  regardless  of  size,  within  the  time 
limit. 

There  is  no  question  that  the  firm  has  been  awarded  some  of  the 
best  class  of  building  operations  which  have  ever  taken  ])lace  in  this 
country.  The  reason  is  readilv  api^areut  when  one  considers  that 
the  firm  turns  out  work  with  greater  facilities  than  anv  of  their  coni- 
l)etitors,  and  as  builders  uy  general  contractors,  thev  have  profited 
by  their  greater  advantages.  It  may  be  well  to  give  a  ])artial  list 
of  buildings  completed  by  them:  In  residences,  \\m.  K.  X  anderbilt's 
on  l-'ifth  avenue  and  also  at  <  )akdale,  L.  I.,  the  residences  of  E.  C. 
Mi  Mcdict,  \\'.\.  Ilutclnnson,  ll.(i.  .Mar.piand.  l-red  P.ronson,  Cireen- 
field.  Conn.;  1-:.  1  ).  .Morgan,  W  lieatly,  L.  1.  Among  their  ofi^ce 
buihlings  are  the  -.Mail  and  l-:xi)ress"  Huilding,  the  -"runes"  lluild- 
i-.ig,  the  llavemeyer  I'.uilding,  the  St,  Paul  Ihiilding,  the  ( iillender 
lluilding,  the  American  Suret\-  I'.uilding,  the  l-jn])ire  I'.uilding,  1  )el- 
nionico's  downtown  restauraiU  ;  the  I'.ank  of  C'.jmmerce :  .Mar- 
tini<|ue  Hotel;  among  the  chibs,  lios])itals  and  factories  the\'  have 
liuilt  are  the  Metro], olitan  C'lub,  the  Century  C'lul),  Deutscher 
\'erein,  the  Xew  ^'ork  Hos])Ua],  the  Plaza  Hotel,  the  iM.mrth  ave- 
nue horse-car  stables,  Kichard-on- 1;,  ,\ nton  Co.  factorv  at  Dover, 
X.  ]..  the  Mile  l-.nd  Thread  WTrks,  Xewark,  X.  J.,  the  .Sinoer  I'.uild- 
ing. Xewark  City  Hos])ital,  (  ierard  I'oster's  residence  in  Lenox,  1). 
Willis  lames"  residence  in  Madison,  X.  j.,  and  the  S])rague  hdectric 
Elevator  Plant,  \\'atsessing,  .X.  J.    The  firm  has  completed  work  for 


BUILDING  AND  ARCHITECTVRE  IN  NEW  YORK. 


sncli  ]):nniiiunt  arcliitccts  as  Carrere  &  Hastini^s,  McKini.  Mead 
Wliite,  (K-nr-c  i;.  I'nst.  Kimball  Thompson,  V.rw^l  I'la--.  W. 
11.  Russell,  R.  M.  Hunt,  an<l  I'eahody  tS:  Stearns.  It  may  he  ex- 
])laine(l  that  the  firm  aims  to  do  none  but  the  best  class  of  work,  and 
ha.ve  found  it  r.eee.>-.-ar\  to  make  no  contracts  but  those  of  the  lars^^er 
and  better  jobs. 

Isaac  A.  Hopper. 

The  subject  of  our  sketch,  Mr.  Ua.ac  ,\.  Hopper,  belontjs  to  the 
class  of  Xew  ^'ork  builder^  who  lia\e  attained  a  pre-eminence  in 
their  trade>  to  which  onl\-  a  few  arri\e  durin.fj  their  career.  Mr. 
HopixT  is  a  representative  Xew  \ nv\<.  builder  of  the  hi.yiiest  rank. 
He  has  \\(in  ex])erience  from  the  bottom  of  the  ladder  in  all  the 
varied  stages  of  success  and  disa])|)ointment  which  beset  one  in 
one's  career,  and  he  profited  by  it.  To-da\,  Mr.  Hop])er  can  ]ioint 
with  pride  to  any  of  the  contracts  which  he  has  com])leted,  from  his 
first  modest  contract  involving  the  ex])enditure  of  S375.  to  his  latest 
and  greatest  work,  that  of  the  Third  .\\-enue  bridge,  the  cost  of 
which  will  be  Si  .750.000  and  is  now  in  course  <  if  com])letion.  He 
lias  not  confined  his  opfrations  to  an\  ]>articular  class  df  building 
as  a  contractor,  lie  was  abb-  to  c.nnpKte  with  (.(iiial  success  the 
solid  masonry  of  the  X.  ^■.  C.  X  11.  K.  R.  viaduct  Iving  north  of  94th 
street,  and  the  Xew  Xetherlands,  one  of  the  three  great  hotels  on  the 
Plaza,  which  was  erected  by  William  Waldorf  .\stor  when  the  struc- 
tural steel  buildings  were  then  considered  experimental.  His  con- 
tracts endirace  all  classes  of  wdrk,  varied  from  the  routine  work  of 
folhjwing  architectural  s])ecificati<  ms  of  a  toiu'-story  and  basement 
residence  to  the  construction  of  the  W  .ishingti'U  .Monument  at  X'ew- 
burgh  at  the  \\'ashington  1  lead(|uarters.  There  is  not  a  (|uestion  of 
a  doubt  in  tlie  minds  of  any  of  our  pronnnent  .\merican  architects, 
but  that  Mr.  Ho])])er  is  capable  in  the  highest  degree  of  taking- 
charge  and  carr_\  ing  to  a  successful  termination  an\-  of  their  works. 
Mr.  Hopper  can  point  to  such  structures  as  the  Immigrant  industrial 
Savings  Bank,  the  ixoch  I'.uilding,  the  .Academy  of  the  Sacred  1  leart, 
the  Montefiore  Home, St.  Alichaebs  Ejiiscopal  Church,  the  8th  Regi- 
ment AruK.iry,  and  the  |)ower  house  for  the  Third  .\\enue  ('able 
Railroad  Com])an\-,  at  Kingsliridge,  the  latter  costing  a  half  million 
dollars.  For  the  Children's  .\id  Societx",  Mr.  Hoi)])er  was  secured  to 
build  four  schools  which  are  located  at  Xo.  215  East  2ist  street.  X^'o. 
410  I'-ast  71st  street,  11th  avenue  and  West  53d  street,  and  at  Xo. 
219  Sullivan  street.  In  modern  office  buildings  he  has  comi)leted  the 
structure  on  the  site  of  the  old  Xew  ^"ork  Hotel,  known  as  the 
Commercial  buildings  and  the  .^piiigler  lUiilding  in  West  I'nion 
Scjuare,  near  14th  street.  1  here  can  be  but  brief  mention  made  of  the 
work  involved  in  the  new  Third  .\venue  Uridge,  which  Mr.  Hopper 
is  now  completing  :  suffice  to  say  that  the  work  w  ill  stand  as  a  monu- 
ment of  the  skill  and  thoroughness  with  which  it  was  completed  when 


BUILDIXG  AND  ARCHITECTURE  IN  NEW  YORK. 


with  the  march  of  progress  the  aspect  of  the  whole  vicinity  will 
have  been  changed. 

Mr.  Hopper  has  erected  the  famous  Carnegie  Music  Hall  in  57th 
street  and  7th  avenue,  and  the  recent  additions  which  have  l)een 
made.  Among  hotels  and  apartment  houses  there  are  the  Mane 
Antoinette,  at  66th  street  and  the  Boulevard;  tlie  Xormandie,  ai  ^Stii 
street  and  I'.roadway:  the  Portsmouth,  in  \\'est  yth  street,  and  the 
Hampshire,  in  the  same  street.  In  Trinity  Cemetery,  mausoleums  in- 
volving the  liigliot  cla>s  of  masonry  liave  been  erected  by  Mr. 
Hopper  for  a  large  nunil)(,  r  of  W-w  \'ork's  old  and  wealth}'  families. 
His  address  is  Xo.         \\\-t  125th  >treet. 

John  J.  Hopper. 

Heavv,  solid  masonrx  and  the  constructirju  of  projjcr  beds  and 
foundations  ( m  w  hich  large  structures  are  erected  has  long 
been  the  lugliest  form  of  masonry.  Since  :he  earl\-  da}'s  in  the 
world's  histor\  when  labor  counted  for  nothing  and  kings  ami  gov- 
ernments erected  tcm])les  and  ])ul)lic  l)uildings  man\  of  uhicli  are 
yet  in  existence  or  if  not  entirely  S(T  the  foundations  and  loot  walls 
still  remain,  the  most  important  features  in  the  construction  of  the 
entire  editice  w  err  the'  l>ottom  w  tills  and  the  foundati(Tns  on  which 
the  su])erstructure  w;is  to  rest.  (  ireat  care  and  wide  exi)erience  in 
the  Imilding  craft  were  abso]ntel\-  necesstiry  :  so  also  w  as  ;i  scieiuific 
and  practical  knowledge  of  strata  of  rock  and  wh;it  geoldgical 
formation  was  best  ada])ted  for  foundtition  pm-])oses;  here  also  tech- 
nical knowledge  was  called  into  reiinisition,  tlitit  expert  knowledge 
gained  onl\'  by  study  and  ])ractice.  (  )in  of  <a  selected  few  in  those 
days  Mime  were  chosen  who  were  entrusted  witli  tlie  work.  And 
so  it  is  ;it  the  preseiU  time. 

The  beautiful  buildings  of  Columbia  College,  crowimig  the  bluff 
■  verlooking  the  llud>on,  belong  to  the  most  importtuit  class  of 
masoiny  constructed  in  Xew  \'ork  in  recent  years.  The}-  tux'  so 
])uilt  thtU  when  centuries  ha  .'e  el;i])sed  the}  w  ill  then  litive  atttiined 
the  aiii)earance  of  the  old  luiropean  unixersities,  Imilt  C}cles  ago. 
The  Columbia  authorities  recognized  tluit  onl\-  tlie  best  l)UiMers  of 
the  day  were  to  ]>e  retained.  The  work  a\;is  of  such  im))ortance 
that  such  was  imperati\  e.  ( )f  the  selected  few  w  ho  were  chosen  to 
enter  in  com])etition  and  tender  for  the  work  was  the  subject  of  our 
sketch,  Mr.  John  J.  Hojiper,  a  man  eminentb-  (lualitied,  l)oth  bv  his 
practical  ex])erience  and  theoretical  education  for  the  work  he  has 
now  successfullv  comi)leted.  He  has  been  comiected  with  some  of 
the  most  im])ortant  of  the  large  constructi\e  masomw  wurk  in  the 
metropolitan  district  for  the  ]iast  eleven  years.  I'onr  \ cars  ;igo  he 
entered,  on  his  (.)w  n  account,  the  higher  coturacting  field  in  .Xew 
York.  He  is  a  graduate  of  Dartmouth,  taking  the  degree  of  Ikach- 
elor  of  Science  in  1877.  He  afterward  took  a  post-grailuate  course 
in  the  engineering  department,  and  obtained  the  degree  of  Civil 
Engineer  in  1885.    Mr.  Hopper  was  one  of  the  three  who  were  per- 


A  11 1  STORY  OF  RIIAL  !■  STATU. 


JOHN  J.  HOPPER. 


BL'ILDIXG  AND  ARCHITECTURE  IN  NEW  YORK.  311 


niitted  to  figure  on  tlic  cxcavati<jns,  foundations  and  l)ottoni  walls  of 
Columbia  College  buil<lin.L;s,  tlie  rest  of  which  wa^  afterwards  fin- 
ished by  the  largest  building  firm  in  the  world,  lie,  it  may  be  said 
to  his  credit,  completed  the  contract  awarded  him  in  the  mo,-,t  scien- 
tific and  skilled  maimer.  One  of  the  engineering  feats  acconiplislied 
by  him  was  the  red)uil(ling  underneath  a  retaining  wall  twent\--tive 
feet  high  and  teii  feet  tliick  and  six  hundred  feet  kjug,  another  wall 
of  brick  of  the  same  thickness.  This  was  done  by  the  Colnnd)ia  au- 
thorities, as  it  was  found  that  the  old  wall  was  not  high  en(jugh. 
Another  contract  in  which  .Mr.  llo])])er"s  skill  is  shown  is  that  of  the 
heavy  masonrv  of  the  .\.  V.  C.  11.  k.  R.  viaduct,  from  115th 
street  to  the  Harlem  River,  along  I'ark  avenue.  Here  the  excavat- 
ing for  a  solid  foundation  for  the  immense  traffic  of  that  railroad  was 
done  under  the  most  unfavorable  circumstances,  'idle  longe>t  time 
between  trains  was  three  minutes,  and  the  big  lioulders  dislodged 
by  blasts  had  to  be  (|uickl\  removed.  .\ot  a  train  was  dela\ed  dur- 
ing the  progress  of  the  work.  Afr.  Hopjjer  has  for  the  ])a,st  \  ear  en- 
tered the  general  contracting  arena  of  New  York,  which  he  has 
found  a  good  s])here  for  his  talents. 

He  possesses  in  every  res])ect  those  (|ualifications  which  all  first- 
rate  architects  demand  of  builders,  lie  is  thorough  in  detail,  ])er- 
mits  none  but  the  best  materials  to  be  used,  and  employs  highly- 
skilled  labor.  With  the  reputation  and  attributes  he  possesses,  Mr. 
H(j])per  will  undoubtedly  make  general  c<intracting  a  decided  suc- 
cess,   flis  a.ldress  is  .Xo.'jiS  West  i_'5lh  street. 

Jeremiah  C.  Lyons. 

Mr.  Jeremiah  C.  Lyons  is  one  of  the  most  ])ronnnein  builder^  in 
New  York.  Beginning  in  a  small  wa\  ,  l)os.^e^^inl'■  no  protige  as  a 
buikler,  he  has  succeeded  in  establishing  for  hini.-,elf  annd.-^t  the  keen- 
e>;  com])etition  and  in  this  jjrogressive  cit\-,  a  reputation  of  which 
one  may  well  be  proud.  .\lr.  Lyons'  father  was  a  mason  builder,  and 
it  was  probably  on  this  account  that  he  first  decided  to  learn  the  trade 
of  a  mason.  L'nfortunately,  his  father  died  when  his  son  was  fourteen 
years  of  age,  but  this  did  not  deter  him  from  fulfilling  his  desire.  His 
financial  resources  w  ere  most  meagre,  both  his  parents  were  dead,  but 
he  i)o>sessed  a  strong  will  power  and  a  determination  to  succeed 
which  afterwards  ])rofited  him  nuich.  livery  evening  for  four  years 
during  his  appreiUiceshi])  he  took  ])art  in  the  sessions  at  Cooper 
L'nion,  where  he  accpiired  a  technical  knowledge  of  his  trade.  In  1873, 
after  working  as  a  journeyman  mason  for  a  few  x  ears,  he  decided  to 
become  a  mason  builder  and  general  contractor.  .Six  \  ears  after  he 
entered  into  partnership  with  a  former  journevman  friend  and  the 
firm  became  known  as  Ciblin  &  Lyons.  At  that  time  .Mr.  Lvons 
paid  special  attention  to  machine  and  boiler  setting  and  heavy  founda- 
tions generally.  In  this  he  was  very  successful  and  it  is  his  boast 
that  structures  erected  by  him  have  never  settled  even  to  the  extent 


312 


A  HISTORY  or  REAL  ESTATE, 


(it  liall  ail  inch.  Alimit  tlial  time  lu'  siu-cesslull\-  laid  the  foundation 
and  erected  the  (  )hehsk  in  (  eiiu-al  I 'ark  and  tlie  foundation  for  the 
I'liiled  States  Har.L^e  <  )ttice  at  the  I'.atterv,  which  hes  \\holl\-  in  the 
water.     In  Air.  Lxdii.s  huu^ht  lii.s  partner's  interest  and  since 

that  time  he  lias  carried  on  his  e.xti'iisive  business  alone.  Shortly 
after  the  dissolution  of  ] lartiiershi])  Air.  Lxons  chan,<;ed  his  ])olicv 
somewhat  and  entered  the  i^eiieral  contraclin_L;'  field  on  a  wider  scale. 
A  list  of  some  of  the  more  prominent  ones  is  jirohablv  the  best  indi- 
cation of  tlie  |iart  ])la\ed  by  Air.  Lyons  in  the  building  trade  in  thi.s 
city:  Mt.  Alorri>  I'.aiik,  Harlem  Club,  Harlem  ikiptist  Church, 
Baptist  Church,  uOth  street  and  6th  avenue;  1 'resbyierian  Cdiurch, 
127th  street  and  7th  avenue;  Jierkeley  Lyceum  and  I'.erkeley  School, 
St.  Monica's  Church,  Annex  to  Produce  k'-xchaiii^e,  733-735  llroad- 
vvay,  N.  W.  corner  Broadway  and  4th  street;  4(;i-4<j3  liro;idway, 
592-596  Broadway,  Waverley  place  and  Greene  street,  X.  \\  .  c<iruer 
Bleecker  and  Greene  streets,  Y.  AL  C.  A.  liuildini;-  in  i_'4th  street, 
near  Lenox  avenue;  corner  South  William  and  Stone  streets,  lar^e 
granite  staircase  at  ]  16th  street  and  AIormuL^side  Park,  l)rid,L;'e  con- 
necting Manhattan  scpiare  with  Central  Park,  besides  a  large  num- 
ber of  residences,  apartment  houses,  tliealres.  churches  and  stables. 
His  address  is  No.  81  East  125th  street. 

James  D.  Murphy. 

A  builder  w  ho  is  know  n  for  his  versatilit\ ,  as  w  ell  as  for  the  (|uan- 
tity  and  (|uality  of  his  work,  is  James  1).  :\lurphy,  of  Xo.  1183 
Broadwax'.  Air.  Mtu-])h\'  started  in  business  in  1882,  at  Xo.  200 
Broadway,  lie  remained  at  the  same  address  until  May,  1897, 
when  he  moved  into  his  ])resent  (|uarters.  Air.  Alurphv's  work  em- 
braces all  classes  of  buildings,  from  factories  to  dwellings  and 
churches.  For  New  York  Cit\-  he  has  built  the  armorv  of  the  22(1 
Regiment,  the  armory  of  the  (jth  Regiment  and  the  7th  Judicial 
District  Court  House.  The  churches  he  has  built  include  Zion  and 
St.  Timothy's,  St.  Anthony's  and  Rectory,  in  Sullivan  street;  Lu- 
theran, 88th  street;  St.  John  the  l'.ai)tist,  St.  Lawrence's  Rectory, 
and  St.  John's.  White  Plains,  Xew  York. 

Altliougli  Mr.  Aluri)hy  has  Intilt  for  the  most  part  very  large 
structures,  he  has  also  erected  some  handsome  dwellings.  Xotable 
among  these  are  the  residences  of  Air.  Frederick  Benedict,  Air. 
Harve\-  Kennedy,  Xo.  '175  l-'ifth  avenue,  and  Air.  Henry  I'.ehr. 
Brookhn. 

There  is  no  greater  test  of  a  builder's  ability,  perhaps,  than  the 
construction  of  modern  office  liuildiugs.  ( )n  account  of  their 
great  height,  the  enormous  amount  of  weight  to  be  borne  by  each 
floor  and  the  jjeculiarity  of  the  steel  construction,  they  are  indis- 
putable evidences  of  the  skill  and  technical  ability  of  their  creators. 
Mr.  Murphy's  work  in  this  direction  may  be  seen  in  the  Stevens 
Building,  the  Banks  Building,  the  Shultz  B)uilding,  and  the  Mon- 
tauk  Building. 


BUILDING  AND  ARCHITECTURE  LN  NEW  YORK. 


314 


A  HISTORY  OF  REAL  ESTATE, 


Aniono-  tin-  i^cncral  work  Anuc  hy  this  builder  arc  tlif  L'nitod 
State  National  I'.ank,  the  Madison  Avenue  Hotel,  Hotel  Renais- 
sance, Union  Club  annex,  _'()tli  street  and  iMlth  avenue;  .^t.  l-'rancis 
Xavier  College  School:  Xew  \ nrk  Catholic  Protectory.  Convent 
A.  C.  J.,  Sharon  Hill,  I'a.:  St.  bdizal.ethV  ilonie.  Staten  Island. 

Other  buildino-s  are  Holy  Cross  Sclio.il.  St.  .Monica's  School, 
Oanuuar  School  .\o.  (._:;,  i;;^!  street  and  Third  avenue.  .\Co  Cel- 
lar lb-OS.'  W  arehouse,  on  West  I  b-oadway,  and  the  tactory  oi  I  laker. 
Smith  Co.  The  size  of  the  f(jrei;oini;"  list,  when  the  |)ronnuence 
of  the  buildings  is  taken  into  consideration,  is  remarkable.  .\ot 
onlv  is  it  a  record  of  which  any  l)uilder  mi.i,dit  well  be  proud,  but 
it  shows  a  ca])acitv  for  work  and  an  amount  of  resource  far  removed 
from  the  ordinary. 

.Mr.  Alur])hy's  success  is  due,  it  ma\-  be  briefly  stated,  to  the  fact 
that  he  is  thoroufjhly  familiar  with  all  details  of  the  buildin^j  trade. 
He,  himself,  a  most  iiuished  and  ]iractical  man  as  a  journeyman 
builder,  is  in  everv  wa\-  com|)etent  to  judi^e  of  wdrk  done  under  his 
sui)ervision.  In  this  res])ect  he  has  set  a  lii-h  standard  to  which  all 
his  em])lo_\es  nuist  conform.  The  result  is  easily  apparent  when 
one  observes  a  buildiui^  com])leted  under  .Mr.  .Murphy's  direction. 

McCabe  Bros. 

There  has  been  no  name  that  has  been  so  proiuinentlv  connected 
with  the  better  class  of  Iniildinj:;-  in  Xew  York  during-  the  past  fifteen 
years  as  that  borne  by  the  subject  of  our  sketch.  The  firm  of  Mc- 
Cabe Bros.,  of  45  Liberty  street,  represents  every  element  of  that 
class  of  builders  who  have  been  intimately  associated  with  our  well- 
known  architects  ami  instrumental  in  successfully  carrying  out  their 
plans. 

In  the  tirm,  as  it  was  for  a  long  time  known  to  the  building  trade, 
there  were  three  brothers,  Lawrence  McCabe.  I'eter  .McCabe  and 
Rryan  ]\k-Cabe.  They  came  to  Xew  N'ork  about  fifteen  years  ago 
and  entered  the  severe  comjietitive  market  of  the  metropolitan 
arena.  They  were  well  equipped  for  their  pros])ecti\'e  com|)etitii:)n : 
they  were  familiar  with  the  building  trade  in  all  its  branches.  Thev 
had  been  graduated  from  the  trade  as  mason  builders  and  had  passed 
through  it  in  all  the  ])hases  of  apprentices,  journevmen,  contractors, 
and  finally  general  builders.  Combined  with  the  |)ractical  ex- 
perience, and  it  ma\-  be  added  that  each  member  was  considered  an 
expert  at  his  trade,  the  firm  collecti\-el\  jiossessed  that  necessary  at- 
tribute to  business  succes- — executive  and  managerial  ability.  These 
facts  soon  became  ai)parent  to  the  building  tratle  of  .X'ew  \'ork  when 
the  firm  of  .McCtibe  Mros.  had  been  successfuUv  launched  in  the 
comi)etitive  arena  referred  to.  ;md  the  first  large  contract  had  been 
com|)leted  with  the  precision,  thoroughness  and  rajiidity  which 
characterized  the  com])letioii  of  their  contracts  since.  In  review- 
ing the  list  of  the  more  prominent  buildings  com])leted  by  McCabe 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  315 

Bros.,  one  can  readily  sec  tliat  the  firm  is  in  close  and  intimate 
connection  with  Xew  ^'ork's  representative  architects. 

To  the  bnildintj  world  (jne  can  g-ive  no  better  evidence  nf  the 
status  of  a  firm  than  by  submitting  a  list  of  buildinL;>  winch  tliat 
firm  has  completed.  In  the  case  of  McCabe  Bros.,  w  e  can  lju  e  but 
a  partial  list,  but  we  subiuit  the  luore  prominent.  These  are; 
Woodbridge  building,  a  fourteen-storv  office  building  on  John 
street;  .Sheldon  Building,  southeast  corner  John  and  Xassau  streets; 
Rhinelander  I'.uilding,  Duane  and  Rose  streits;  .\o.  W  illiam, 

twelve-story  office  building:  .Mo1iawl<  Building,  .\o.  160  l-'ifth  ave- 
nue; Mercantile  Building,  southwest  corner  2Jd  street  and  I'ifth 
avenue;  lloe  Ihiihling  on  2,Xth  street,  near  I'.roadway;  l'.ancr.)lt 
Building,  .\os.  5.  7  and  .)  W  est  2.,t]i  >treet ;  Wot  .Side  ^■.  .M.  ( A., 
on  57th  and  56th  >lreet?-;  C'enturv  Idub  I'.thliling,  43d  street,  near 
Fifth  a\-enue ;  Academy  of  Music  on  43d  street,  near  C'eiUiiry  Cdub; 
Holland  Building,  on  4()th  street  and  r.roa<lway:  h:hrich  .stores,  on 
23(1  street  and  Sixth  avenue ;  Xew  ^'ork  I'lub,  35th  street  and 
Fifth  avenue;  D.  C.  Blair's  private  residence,  Xo.  6  East  6ist 
street;  Xo.  13  Astor  ])lace,  Clinton  Hall:  C".  T.  Yerkes'  residence, 
on  Fifth  aventie  and  C)St]i  street,  ;ind  the  Sto!<es  Building  on  Cedar 
street.  It  can  be  seen  thtit  the  hrni  lias  completed  work  for  such 
architects  as  Charles  W'.  Clinton.  (  .eorge  IC  Harney.  W'm.  Russell. 
Clinton  &  Russell,  .Ale Kim.  Mead  cX  White,  R.  H.  Robertson, 
Parish  &  Schroeder. 

In  I'Tbruarv  of  iN'(;7  Lawrence  .McCabe  died,  and  a  month  after- 
wards his  brother  Bryan  follow  i-d  him,  lea\  ing  I'eter  the  sole  charge 
of  their  inuuense  business.  The  ntime  so  well-known.  .McL";d)e  I'.ros., 
has  not  been  changed. 

Norcross  Brothers. 

The  contracting  and  building  firm  of  Xorcross  Brothers  is,  with- 
out a  single  exceiition,  the  largest  and  most  extensive  building  con- 
cern in  .\merica.  TIkw  c(Mumence(l  business  in  1864  in  Salem, 
Mass..  and  in  1X67  moved  to  Worcester,  Mass.  The  erection  by 
them  of  the  larger  mmiber  (if  the  superb  designs  of  the  late  distin- 
guished .\merican  architect,  H.  H.  Richardson,  and  many  of  those 
of  other  notetl  American  architects,  has  established  for  them  a  na- 
tional rejiutation.  Possessing  granite  quarries  in  Milford,  Mass., 
and  Stony  Creek.  Conn.,  producing  granite  of  four  difl^erent  colors; 
sandstone  (piarries  at  East  Longmeadow,  Mass.,  producing  sand- 
stone of  three  dift'erent  colors;  marble  quarries  at  Tuckahoe,  X. 
producing  a  ])eatuiftd  white  mar])le:  large  stone  working  plants  at 
Boston,  ^lass.  ;  l  leveland,(  )hio  ;  Providence.  R.  L,  and  Tuckahoe,  X. 
Y. :  and  havingextensive  iron  and  wood-working-  shops  in  Worcester, 
all  of  w  hich  are  thoroughly  eciuijiix'd  with  the  most  apjiroved  machin- 
ery, they  have  most  extraordinary  facilities  for  erecting  buildings  in 
any  ])art  of  the  country.  They  have  offices  in  Worcester,  Boston.  X'ew 


3i6 


A  HISTORY  OF  REAL  ESTATE, 


York,  I'rovidciicc  and  Cleveland,  and  tluTc  is  scarcclv  a  chv  in  the 
nmntry  of  any  prdniinencc  in  which  this  firm  has  not  left  an  exani- 
]>]v  (if  its  skill  and  ;;-rcatn(.'Ss  in  tlu'  sha])c  of  an  edifice'  (A  more  than 
local  repnte.    (  )n  jannar\   i,  Mr.  (  ).  W.  Xorcross  ])nrchased 

tlu'  interest  of  his  hrolher,  and  is  now  the  sole  owner.  .XnionL;'  the 
structures  erected  1)\  this  tirni  are  the  follow  ini;-: 

,\Ile,-hen\  (  ounty  Court  House  and  Jail.  Pittslmrs,  Pa..  $2,500,- 
000:  .Massachusetts  State  llou-e  h'.xtension,  S2.000.000 :  Rhode  Isl- 
and State  I  louse.  Si  ,71  )(),<  ino  ;  l':xc]ian,!^e  I'.nildino-,  T.oston.  $1 ,600,- 
coo  ;  P>looniin,qilale  In-anc  \-.\  luui,  W  lute  Plains,  X.  $  1 ,4()(),()00  ; 
Tremont  I'uilduiL;,  lloston,  S 1  ,-'o< ),( k h > :  Li1)rar\-  1  iuildini;-,  C'oluniljia 
I'niversity,  .\ew  ^'ork,  $1 ,000,000 ;  h'l |uital )]e  Puildin^-.  Paltiniore, 
$1,200,000:  State  ?\Iutnal  Buildin,<;-.  Worcesttr.  Sijoo.ooo;  P.anii^an 
Puildins>-.  Providence.  R.  I.,  $900,000;  Marshall  lucid  PuihP 
in"-,  Chicago,  $900,000:  New  Ye)rk  Life  hiNurauce  Com- 
pany lUiildino^,  Kansas  Citv,  $850,000:  Xew  Wtrk  Life  Insur- 
ance Company  P.uildine:.  (  )maha.  $750,000  :  ( ireat  P.arrini;ton.  "Kel- 
log'S'  Terrace,"  ,$600,000:  Xew  Pui.^land  P.uildin-',  Cleveland,  $700.- 
000:  Cit>  Hall,  Worcester,  Mass.,  $r)oo,()()o:  Corcoran  (uallery  of 
.\rt,  W  asliin.^ton,  1).  C.,  $400,000:  Colleo-e  for  Teachers.  Xew  ^'ork 
Cii\,  S4o<^o(!();  d'rinity  Chnrcli,  lioston.  $31)0.000:  .St.  John's  l'4)is- 
cojial  Churcli,  Xew  York  City,  $412,000:  Scheruierhoru  Hall.  Co- 
lumbia Universit}',  .$450,000:  Stack  Building',  Princetmi  Cui \  ei-siiy, 
$500,000;  Ame.s'  \\'ashin,L;4on  Street  Ruildin.i^-,  liosum,  Soj^.ooo: 
Lawrenceville  School,  Xew  Jersey,  $320,000:  P..  &  .\.  R.  P.  Station, 
Spriu^lield.  .M:,ss,,  S^'jo.o'xi:  .Mhany  City  Hall,  Albany,  X.  Y., 
$295,000.  .\t  llar\ard  Cuiversit\-,  X'orcross  Brothers  completed 
the  A,L;assiz  Laboratory,  Cymnasium,  Law  School,  Sever  ILall,  T'er- 
kins  LLall,  C'onant  Hall  and  the  I'oi;-  Art  Museum. 

Peter  Schaeffler  &  Son. 

The  name  Schaetller  has  been  connected  with  the  better  and  more 
substantial  class  of  Inuhliim'  in  Xew  ^'ork  for  the  i)ast  fortv  year=. 
The  ori.s:inal  builder  and  founder  of  that  name  of  the  firm  was  ^Ir. 
Joseph  Schaeffler,  w  ho  started  as  a  mason  builder  and  L^eneral  con- 
tractor in  i860.  He  afterwards  admitted  his  S'in.  and  the  firm's 
name  was  chans:ed  to  Josej)!!  Schaet'tler  X-  Son  in  1881.  Mr.  Peter 
Schaeffler  started  for  himself  in  1874.  and  in  i8(;i  Mr.  Joseph 
Sidiaetfler  retired.  .\fter  i8(;i  Peter  Schaeffler  and  Joseph 
.Schaeffler  formed  a  co-partnerslii])  under  the  name  of  P.  and  J. 
.Schaeffler.  (  )u  Jul\-  1,  i8i;7.  Mr.  J(Tseiih  Schaeffler  retired  from  ac- 
tive business,  and  the  management  of  the  firm's  future  career  fell 
to  Mr.  Peter  Schaeffler.  w  ho  has  since  taken  his  son,  Mr.  Frank  C. 
Schaeffler.  into  the  business. 

The  office  of  the  firm  of  Peter  Schaefiler  &  Son  is  now  located  in 
Xo.  75  P.ible  House. 

Tn  reviewing-  the  class  of  work  which  this  building  firm,  whether 


BUILDING  AXD  ARCHITECTURE  IX  NEW  YORK. 


under  the  name  of  its  founder  or  under  its  present  name,  lias  ob- 
tained and  brought  to  a  successful  completion,  one  will  observe  that 
there  is  nothing  of  the  cheap,  teni]j(_)rary  class  of  work  which  for 
many  years  has  been  the  bugbear  of  the  investor.  The  Shaefflers,  be 
it  said  to  their  credit,  have  built  thoroughly,  substantially  and  with  a 
view  to  i)ermanency.  'idiey  never  entered  into  a  ruinous  competi- 
tion witii  builders  w  ho,  in  order  to  secure  contracts,  sacrificed  every- 
thing to  cheapness.  .Messrs.  Schaefflers  figure  on  using  the  best  ma- 
terial: brick  dealers  are  aware  of  the  fact  that  none  but  the  best 
<|ualities  can  be  snld  them;  cement,  lime  and  lumlier  dealers  know 
from  e-xperience  what  to  send  the  firm,  I'eter  .Schaeftler  & 
.^on,  fi.r  the  re])utation  of  the  firm  f(jr  the  best  class  of  building  is 
w  idespread.  During  its  connection  with  the  Xew  York  trade,  the 
tirm  has  built  many  churches,  factories,  h(isi)itals,  and  breweries.  .\. 
partial  list  of  these  w  hich  w  e  give  cover  the  nii  ire  nnpnrtant  ni  their 
contracts.  .St.  .Xicholas  Church,  I^ast  2d  street;  .^t.  jnsepli  Liuirch, 
I'^ast  87th  street;  I'itt  .Street  I'hurch;  HoI\  Reileemer  School,  East 
3d  street;  Sch(j(d  St.  Alary  .Magdalen,  West  40th  street;  Convent  of 
St.  l)..)minic,  I'.ast  _'d  street;  Xew  York  .Mothers"  Hume,  l^ast  86th 
street;  .St.  Joseph  histitiUe  for  Improved  Instruction  (jf  Deaf  and 
Dumb  Alutes,  Throgg's  .Xeck;  St.  Joseph's  <  )rphan  .Vsylum,  foot 
89th  street,  near  .\\emie  .\  ;  wall  paper  factory  in  71st  street;  two 
large  silk  mills  and  four  w  holesale  cigar  factories.  In  breweries  there 
are  the  breweries  of  the  John  h.ichler  I'.rewing  Company;  Peter 
Doelger,  J.  L.  1-".  Ixuntz  lirewing  Conii)any,  Henry  Zeltner,  Henry 
Clausen  «.\:  Co.  'idle  firm  also  built  the  hdorida  I  'lats,  tlie  ( 'anieron 
apartment  house;  warehouses  for  .Sonn  Ih'os..  .Maurice  .S.  Herm;m, 
and  Ludwig  liaumann,  on  36th  street,  near  lughth  avenue.  It  is  no 
high  estimate  when  it  is  stated  that  the  Sliaettlers  built  in  the  17th, 
llth  and  loth  wards  o\er  one  hundred  and  twenty-five  tenement 
houses. 

James  Baker  Smith. 

The  name  of  James  I'.aker  .Smith,  builder,  has  been  intimately 
connected  with  the  .Xew  \'ork  building  industry  for  upwards  of 
half  a  century.  During  that  time  there  have  been  ])robal)l_\-  greater 
changes  in  the  craft  than  in  any  other  corresponding  length  of  time 
in  its  history.  .Mr.  Smith,  however,  has  clearly  eslaldished 
his  ca])ability  of  maintaining  himself  in  the  front  rank  of  builders 
at  a  period  when  changes  and  constant  innovations  in  his  trade 
were  the  order  of  the  day.  He  has  plainly  established  this  fact 
wdienever  he  enters  into  competition  with  other  builders  by  suc- 
cessfull}'  securing  the  contract. 

Mr.  .Smith  has  ])eeii  successful  because  he  has  been  thorough  in 
all  that  the  word  implies.  He  not  only  learned  his  trade  at  a  time 
when  to  l)e  thorough  was  an  object  to  wdiicli  special  attention  was 
paid,  but  he  learned  that  to  be  successful  one  must  keep  abreast  of 
the  times,  if  not  a  little  in  advance  of  them. 


3i8 


A  HISTORY  01'   REAL  ESTATE. 


Afr.  Smith  was  twcnty-onc  \  cars  of  ai^e  when  lie  entered  into  part- 
nership with  the  firm  under  whom  he  liad  served  his  ajjprenticeship. 
It  was  a  substantial  firm — one  of  tlie  best  in  the  citv — and  it  mav  he 
meniionc'd  that  Air.  Snutli  in  his  cai)acit\-  of  an  active  member  of 
the  firm  built  the  dr\  i^oods  store  of  11.  V>.  Claflin  &  Co.,  and  one 
for  I  low  en  X:  .McXaniee.  He  also  built  the  dwellin^js  for  Judf^e 
l-'dwards  rierre])ont,  Dr.  Peckham,  Thomas  H.  Faile,  W'm.  F 
I'arey,  W.  1 1 .  I'lUtterworth,  Griffith  Thomas  and  Dr.  Dclafield.  all 
of  which  are  located  on  h'ifth  avenue. 

In  iS'*)o,  Mr.  .Smith  received  the  contract  for  Imildinj^^  a  large 
hotel  at  Nassau,  which  was  being  erected  by  the  Colonial  govern- 
ment there.  He  had  decided  to  remain  for  the  winter  only,  but 
he  found  the  o])i)ortunities  for  a  builder  of  the  better  grade  were 
so  numerous  and  the  field  so  large  that  he  remained  si.x  years 
in  the  I'ahamas.  During  that  time  he  built  light-houses,  the  prison, 
docks  and  bulkheads  for  the  government ;  and  residences,  theatres, 
warehouses,  hotels  for  the  people. 

He  returned  to  Xew  York  and  again  entered  the  field  of  building. 
He  sion  established  a  reputation  for  him.  elf,  which  he  has  sincemnn- 
taincd.  as  one  of  .\ew  ^'ork's  most  prominent  builders.  Probably  it 
\\a-  tile  manner  in  w  hich  the  contract  of  the  Equitable  Life  Assur- 
anci  Huilding  was  carried  out  that  first  gave  Mr.  Smith  his  present 
high  rating.  He  has  built  many  of  Xew  ^'ork's  largest  and  most 
im]iortant  buildings.  Among  tliese  are:  Haveme\  er  Hall  and  Engi- 
neering Puilding  of  Columbia  P'niversit\ ,  .\nierican  Lithographic 
Co.'s  Building,  American  Museum  of  Xatural  History,  Western. 
Union  Telegraph  Co.'s  buildings  at  liroadway  and  l)ey  street,  P'ifth 
avenue  and  23(1  street  and  llroad  street  :  Consolidated  Stock  and 
Petroleum  Fxcliange,  Morse  I'.uilding,  .Xmerican  Safe  De])Osit  Co.'s 
I'.uilding.  Welles  J'.uilding,  1- reund.schaft  Club,  Xew  York  Athletic 
Club,  55th  street;  Xew  York  Hospital,  Roosevelt  Hos])ital.  X.  Y.  C. 
&  H.  R.  R.  R.  Co.'s  Storage  Building  and  many  others  throughout 
the  city. 

The  Louis  "Weber  Building  Co. 

Louis  \\'el)er  was  born  in  Cermany,  Init  has  s])ent  the  greater 
part  of  his  life  in  Xew  York  City.  He  entered  u])on  his  professional 
career  during  the  year  iSTjj.  31  years  ago.  He  had  a  very  thorough 
architectural  and  engineering  knowledge,  having  been  educated  in 
one  of  the  leading  polytechnic  institutes  of  lun-o])e,  of  which  he  is  a 
graduate.  He  left  the  university  and  came  to  America,  wdiere  his 
business  life  in  this  city  began  under  the  most  aus|)icious  circum- 
stances. Through  personal  encrg\  and  integrity  he  ra])idl\-  advanced 
into  the  foremost  ranks  of  mason  builders.  1  )uring  his  long  connec- 
tion with  the  building  interests,  he  has  been  ecjually  successful  in  all 
liranches  of  the  trade,  enjoying  the  implicit  confidence  of  all  his 
patrons. 

.\mong  the  many  buildings  he  has  erected  the  following  are  a 


BUILDING  AXD  ARCHITECTURE  LV  NEH'  YORK. 


few  of  the  mure  prominent:  American  Tract  Society  Building, 
Havemeyer  Building-.  Staats-Zeitung  lUiilding  and  University 
buildings,  Annex  to  Deaf  Alnte  Institute,  Edison  Electric  Blu- 
minating  Co.'s  buildings  on  I-,lni  street,  New  York,  and  on  Pearl 
street,  Brooklyn  :  the  I'nion  Railroad's  electric  power  houses,  the 
gas  tanks  for  the  Consolidated  (ias  lo..  Ww  York  and  I'.rooklyn, 
and  gas  works  of  Elizabeth,  N.  J.;  ( irannnar  School,  Xo.  77.  Har- 
lem Depot  of  the  N.  Y.  C.  &  H.  R.  R.  R.,  llel)rew  (  )r])hau  Asylum, 
and  the  Xew  York  terminus  of  the  New  York  and  I'.rooklvn 
Mridgc;  I'.allainineV,  Xeuark  :  I'.eadleston  &  Woerz's,  Chas.  Clau- 
sen's, Ily.  Clau.sen's,  Consumers',  Geo.  Ehret's,  India  Wharf, 
(llklyu),  jacoi)  Rup]KTt's,  V .  iv  M.  Schaef¥er's  and  David  Yueng- 
ling's  breweries:  Xeidlinger  .S:  Sons'  and  Chas.  A.  Stadler's  malt 
houses ;  De  La  X'ergne  Refrigerating  Machine  Co.'s.  Xew  York 
Hygeia  Ice  Co.'s  and  Jacob  Ruppert's  ice  manufacturing  ])lants :  .\. 
&  S.  Blumenthal's,  W'm.  Zinsser  &  Co.'s  (58th  street  and  10th  ave- 
nue), August  Zinsser's  ( llastings-on-Hudson ),  and  Sohnier's  ])iano 
factories:  al>o  the  .\stona  Silk  Works,  I'.oettger  llinze'>  Silk 
Dyeing  and  iMuishing  Works,  and  the  warehouses  of  Johann 
Hof¥  Alalt  Extract  Co.  (Newark),  William  Stein  way  (Astoria) 
and  Wm.  Zinsser  &  Co. ;  Broadway,  Empire,  Irving  Place 
theatres,  rebuilding  the  jMetropolitan  and  Cirand  opera  houses, 
Koster  &  Bial's  23d  street,  and  Theiss'  nuisic  halls,  ;nid  the  Lex- 
ington Opera  House;  Dr.  Erederick  Lange's  Private  Surgical  Hos- 
pital; residences  of  Ceo.  Ehret,  Cord  .Meyer,  Jacob  I\ui)pert,  W  in. 
Zinsser,  also  Xos.  (/u  and  ()(>_:;  3th  avenue:  tlie  I'.olkenhayn,  Hol- 
yoke  and  Weber  a])artnient  houses;  Jas.  Alcl'reery,  23d  street; 
Bloomingdale  I'.ros.,  59th  street ;  ]\Iahler,  Er.  Hollander  &  Co., 
125th  street,  buildings;  and  Stern  Brothers'  stable. 

]\Ir.  Louis  Weber  is  a  member  of  the  Building  Trades  Club, 
Mason  Builders'  Association  and  the  Mechanics'  and  Traders'  Ex- 
change. It  will  be  seen  from  the  above  list  of  buildings  Mr.  Weber 
ranks  as  a  legitimate  builder  among  the  foremost  in  the  metro- 
politan district.  The  address  of  The  Louis  Weber  lUiilding  Co.  is 
No.  427  East  6 1  St  street. 

Chas.  T.  Wills. 

Mr.  Chas.  T.  Wills  comes  naturally  by  his  taste  for  building,  as 
his  father  was  a  builder  of  consideraljle  prominence.  After  finishing 
his  education,  at  the  age  of  eighteen,  Mr.  Wills  came  to  Xew  York. 
Here  he  was  ap])renticed  to  Mr.  John  T.  (."onover  to  learn  the  trade 
of  brick-laying.  1  le  showed  such  intelligence  and  aptitude  and  made 
such  excellent  ])rogress  tliat,  while  still  an  apprentice,  he  was  given 
the  responsible  position  of  foreman,  and  had  the  superintendence  of 
important  works.  After  .holding  this  position  for  a  number  of  vears, 
he  next  went  into  partnership  with  Mr.  George  Sinclair.  This  part- 
nershi])  continued  for  five  years.  Then  the  firm  w  as  dissolved.  Since 
that  time  Mr.  Wills  has  carried  on  the  business  bv  himself. 


320 


A  HISTORV  OF  REAL  ESTATE, 


Mr.  Wills  has  huili  a  luinihi-r  nf  the  lar-cst  and  hest-known  build- 
inj^s  ill  tlii>  city.  .V  few  i»l  llieni  are  the  .\nieriean  Surety  Huilding-, 
corner  iif  I'ine  street  and  1 '.n  ladw  a\  ;  the  johnsttm  lUiildiiiL;",  Uroad 
street,  l-.xchan-e  i.lace  and  .\e\v  .street;  the  (  hllender  r.uihhn-.  Wall 
and  .\assau  streets:  the  I  Sank  nf  Commerce  I'.uildm-,  Cedar 
and  .\'a>sau  streets;  .\e\\  \'iirk  Life  I'.uildiii!;.  Lediiard  street  and 
Broad\\  a\  ,  and  tlie  I 'resi  i\ teriaii  I '.uildin.i;",  .\ii.  156  Mfth  avenue. 
A  list  of  the  huildin->  erected  l.>  .Mr.  Wills  a  few  vears  a-o,  included 
many  of  the  most  iiromiiieiit  huildin.i^s  of  the  da\ ,  and  show  s  him  to 
have  keen  one  of  the  leadin-"  kuilders  at  that  time,  ddiis  list  includes 
the  American  Mank  .\ote  Company's  I'.uilding-;  the  Moiitauk  Ldub 
House,  in  lirooklyn;  the  \ew  jersey  Central  Railroad  l)ei)Ot,  in 
Jersey  City;  the  same  companCs  Imildin^.  Liberty  and  West  streets, 
this  city;  the  Judson  Memorial  Church  and  1  Uiildini^'s,  on  Washiii<^- 
ton  S(|uare;  "The  ^'osemite,"  62n(l  street  and  4th  avenue;  the  I'ierce 
Building;-,  JM-anklin  and  Hudson  streets;  All  .AnL^els"  Iduirch ;  the 
Brookhii  d\-d)ernacle,  in  lirooklvn;  the  Mail  and  Lx])ress  liuilding, 
Broadwa\,  at  I  ulton  strt'ct.  and  the  residence  of  the  late  (ien.  U. 
S.  (irani.  Mr.  Wills  has  just  completed  the  new  Delmonico  Build- 
ing-, corner  of  44th  street  and  5th  avenue,  and  is  engaged  at  present 
in  the  construction  of  the  University  Club,  on  the  old  site  of  St. 
Luke's  Hospital.  It  is  impossible  to  mention,  except  in  brief,  what 
Mr.  Wills  has  done  in  connection  with  the  building  trade  aside  from 
t!ie  actual  work  of  construction.  He  played  a  i)rominent  ])art  in  the 
great  nine-hour  strike  of  1889.  He  was  also  a  member  of  the  lUiild- 
ing  Committee  a])pointed  by  the  Xew  ^'ork  Athletic  Club  in  con- 
necti(jn  with  the  buildiiiL;  of  their  new  clul)-house.  ,  Mr.  Wills'  ofifice 
is  in  the  Presbyterian  Ihiilding,  corner  of  20th  street  and  5th  avenue. 

John  T.  Brady. 

In  .\'ew  ^'ork,  the  civic  authorities  are  widely  reputed  to  be  ex- 
tremely zealous  of  the  interests  of  citizens  with  regard  to  all  classes 
of  buildings  erc'cted  and  the  materials  used.  ddiis  tendency 
to  place  strictures  on  builders  has  brought  the  standard  of  construc- 
tion in  .Xew  ^'ork  to  a  high  degree  of  efficienc\  ,  and  as  a  result  the 
successful  .\ew  \'ork  builder  has  no  superior  in  this  or  in  any  other 
continent.  In  a  ])rominent  position  in  the  list  of  successful  local 
builders  Mr.  John  T.  Lradw  the  well-know  n  mason  builder  and  gen- 
eral contractor,  undoubtedly  belongs,  k'or  a  (juarter  of  a  century  he 
has  been  ideutilied  with  the  building  imlustry,  and  during  that  time 
he  has  acquired  a  re])Utation  for  reliable  work  that  cannot  l)e  sur- 
passed, lieginning  when  a  box  he  learned  masonry  in  all  its 
liranches,  and  afterwards  bec;ime  ])roficient  as  a  journeyman  brick- 
layer and  mason.  When  he  first  opened  an  of¥ice  he  made  a 
specialtv  (jf  mason  work  in  residences;  he  has  been  most  success- 
ful in  that  branch,  lundng  erected  more  than  250  dwellings  of  the 
better  class  in  different  i)arts  of  the  city.  I'roljably  Mr.  I'.rady's 
greatest  work,  however,  and  one  that  will  make  his  name  one  not 


BUILDING  AND  ARCHITECTURE  IX  NEW  YORK. 


to  be  soon  forgotten  is  the  completion  of  Grant's  Tomb,  overlook- 
ing the  Hudson.  Among  his  other  contracts  are  Xos.  35,  37  and 
39  Bond  street,  and  the  Lotus  Club,  46th  street  and  5th  avenue. 
Mr.  Brady  als(j  makes  a  specialty  of  converting  old  style  buildings 
into  the  more  modern  tyi)c.    His  office  is  at  Xo.  22  East  42d  street. 

H.  W.  Boreham. 

The  building  trade  in  Xew  York  embraces  many  classes  of  build- 
ers, but  there  is  none  in  w  hich  the  field,  limited  as  it  mav  be,  is  so 
tilled  with  budding,  future  contractors  as  that  of  the  overhauling  or 
alteration  branch.  It  appears  to  be  the  first  step  to  be  taken  in  their 
career,  and  their  anxiety  to  make  a  success  of  it  leads  to  an  excessive 
lowering  of  prices  and  a  consequent  deterioration  in  the  work  done. 
As  we  have  stated,  the  field  is  greatly  overrun,  but  as  is  tlie  case  in 
all  industries,  crafts  or  i)r(jfessions,  the  thorough  and  expert  succeed 
no  matter  to  what  degree  the  adverse  conditions  may  exist.  The  sub- 
ject of  our  sketcli,  Mr.  II.  W.  Iloreliam,  whose  office  is  located  in 
No.  1559  Broadwav,  is  one  of  tho>e  who  have  attained  the  top  nolcii 
in  the  jobbing,  overhauling,  and  re|>airiiig  branch  of  the  building  in- 
dustry in  New  York.  He  is  a  car])enler  builder  of  the  kind  produced 
vears  ago,  when  learning  the  trade  of  carpenter  consisted  of  some- 
thing vastly  difTerent  from  that  into  which  it  has  since  degenerated. 
He  has  built  and  superintended  the  erection  of  buildings  in  and 
around  Xew  \'ork  for  the  past  forty 'years.  Five  years  ago  he  de- 
cided to  become  a  carpenter-jobber  and  alterer.  His  success  is  due 
no  doubt  to  his  thorough  knowledge  of  his  trade  and  the  class  of 
work  which  he  completed.  Mr.  l^oreham  finds  now  that  contracts 
seek  him  bv  reason  of  his  re])utation  as  a  reliable  workman.  There 
is  no  (piestion  but  that  he  will  eiUer  the  higher  field  and  will  meet 
with  the  same  success. 

Andrew  Brose. 

In  the  large  field  of  enterprise  which  Xew  "S'ork  afl^or<ls  in  the 
building  line,  it  can  be  truthfully  said  that  ntJiie  have  succeeded  nidess 
thoroughlv  well  cpialified  by  j)ractical  experience  an<l  native  al>ilitv. 
Among  the  comparative  few  who  are  recognized  as  successful,  is 
Andrew  Brose,  Xo.  i  Madison  avenue.  Mr.  Brose  obtained  prac- 
tical experience  in  mason  building  in  all  the  different  branches,  rising 
from  the  lowest  rank  to  that  of  mason  em])loyer.  He  comnii-nced 
business  in  1887  for  himself.  He  possessed  an  rxtensixr  cx- 
l)erience  and  he  had  native  ability.  He  a])])lied  liiinsL'lf  (.lurgeti- 
callv,  with  most  favorable  results.  He  is  now  in  a  position  to  un- 
dertake the  contract  for  erecting  any  kind  of  building,  .^onic  of 
Mr.  Brose's  recent  contracts  have  been:  the  erection  of  tlie  Kellar 
Building,  a  nine-story  building  in  Xo.  722  r.roadwa\- ;  I'annnever 
Building,  Carmine  and  Bleecker  streets;  liohemian  National  Hall, 
Nos.  321-325  East  73d  street;  German  Lutheran  Church  at  22d 
21 


322 


A  HISTUR)    ()/■   RliAI.  ESTATE, 


street,  near  I'Ji^Iitli  avenue;  1  )iiteli  Iveli  )rnie<l  C'luireli  at  6<Stli  street, 
near  I'lr^l  avenne :  a  lar,L;e  (''hi  l'ell<i\\s'  llonie  in  Westchester. 
Mr.  r.r..se  is  a  member  ,  ,f  the  .\lasnn  Hmhlers'  .\-s(  .eiali. mi.  and  has 
hin^L;  heen  associated  \\ith  several  lar.L;e  companies  who  have  hel])ed 
the  hnildinL;"  industry  in  .\e\v  ^'ork,  particnlarl)  in  the  more  ])()i)n- 
iated  districts. 

Cosgrove  Bros. 

On  .\n-nst  jd,  iS.;;.  Cos-rove  l!ro>.  sncceeded  Thos.  j.  I'.ren- 
nan,  with  whom  the>  had  heeii  c  -nnectefl  l"or  a  mmiber  <if  year>.  it 
was  to  their  al)ilil\  and  entei"] )ris.'  that  w  a>  due.  in  no  smali  measure, 
the  siicce-s  of  the  old  firm.  C  on>e(|Uently,  when  the\-  succeeiled  t(J 
the  business  with  winch  they  had  been  intimately  com:ecti(i  lor  so 
loni:;-  a  time,  it  was  by  no  means  an  experiment,  ]>ut  the  coutinuation 
of  a  lon--established  an<l  welbknown  t^rm.  d  lie  experience  which 
thev  received,  each  in  a  cliri\-renl  branch  of  the  trade.  ha>  alread_\- 
])roved  of  incalculable  value  to  them  in  their  new  nndertakini^'. 

dlie  tirm  of  I'm-cell  iK:  I'.remian  was  founded  about  twenty-eii^ht 
\ears  aj^o.  Ihex  were  succeeded  b\'  M.  I'.rennan.  who  in  tmm  was 
succeeded  by  M.  Ilremian  cK:  Co.  This  firm  was  foil.. wed  by  ddios. 
J.  Brennan. 

Co.sgTOve  r.ros.  do  all  kinds  of  free-stone  work,  ddiey  have  every 
facilitv  wdiich  the  latest  and  most  im])roved  machinery  can  L;ive  for 
doin^-  the  verv  hi.^hest  L^rade  of  both  i)kiin  and  ornamental  work. 
The  work  which  they  are  eniL^a^ed  upon  at  i)resent  incb.ide>  a  large 
office  building  at  the  corner  of  I'.li'ecker  aiid  Elm  streets,  George 
Keister,  architect:  a  dwelling  at  40  West  58th  street,  for  John  R. 
Thomas,  the  architect:  also  a  mnuber  of  contracts  for  (lillespic 
r>ros..  the  builders,  and  Richard  l)ee\'es       ."^on.  builders. 

E.  F.  Dodson  &  Company. 

The  main  office  of  1'..  1'.  l)odson  iS:  Co..  one  of  the  leading  firms 
of  general  contractors  and  builders,  has  l)een  located  in  Xew  Y(_irk 
for  the  ])ast  two  years.  Previous  to  the  establishmeiU  of  their  Xew 
York  ofifice,  they  had  done  a  large  building  business  in  the  West, 
I^rincipally  in  Illinois,  Minnesota  and  Wisconsin.  The  senior 
member  of  the  firm.  Mr.  b'mory  F.  Dodson,  is  a  thoroughly  practi- 
cal contractor  and  builder  in  all  branches.  In  Chicago  and  the 
West,  where  he  is  widely  and  favorably  known,  he  was  successful 
m  seciu'ing  a  large  ])art  ol  the  best  class  of  work  to  be  done.  It 
was  in  M innea]jolis,  .Minn.,  that  the  contract  for  the  first  steel  con- 
structed fire-proof  building  ever  erected  in  that  .State  was  awarded  to 
and  entrusted  to  Mr.  Dodson,  who  carried  it  through  to  a  success- 
ful completion.  It  may  l)e  remarked  that  at  the  time  of  its  con- 
struction there  had  been  no  l)nil(lings  of  that  character  erected  in 
Xew  ^'ork  e'itv. 

Mr.  Dodson  built  the  first  fire-proof  building  in  Fan  Claire,  Wis., 
and  also  the  first  one  in  West  Superior,  Wis.,  for  which  Mr.  Charles 


BUILDIXG  AXO  ARCHlTllCrVRE  IN  NEW  YORK.  3,3 


324 


A  HISTORY  OF  KIIAL  EST  ATE. 


C\  llai.uht,  Xo.  I  I  I  I'.roadway.  was  the  architect.  1^.  I-.  Dodson  & 
Co.  located  in  Xew  Wn'k,  hein^-  attracted  h'ast  h\-  tlie  hir-e  fu-ld  in 
iire-])r(H>f  and  strnctm'al  ir( m-worlx',  in  wliicli  they  ha\'e  l)een  S(i 
sncces.sfnl.  'I'he  tirni  have  erected  a  nnnibor  of  high-clas.s  huild- 
in<4s  in  (leorj^ia.  .\hd)ania,  .M a.s.sachnsett.s  and  New  York.  In  New 
^'ork  C'itv  one  of  their  re])resentative  contracts  is  that  of  the  Royal- 
ton  Hotel  on  43d  and  44th  streets,  between  Fifth  and  Sixth  avenues. 
At  the  present  time  the  finn  are  buildin"^  a  steel  constructed  fire- 
proof liotel  in  I'ittsfield,  Mass. 

The  ofifices  of  E.  F.  Dodson  &  Co.  are  at  Xo.  1133  Broadway, 
Xew  York  Rooms  817  and  819  St.  James  iUiildinp^. 

T.  P.  Galligan  &  Son. 

The  business  now  carried  on  1)\-  T.  I'.  ( ialli,t;an  cX  Son  was  estab- 
lished in  1858  by  Islr.'V.  V.  (iallii;an.  Sr.  It  has  .^rown  from  the  mod- 
est circumstances  surroundin.i^-  its  cuinniencement  to  a  business  of 
great  proportions,  tlie  counterpart  of  which  there  is  not  to  be  found 
in  Aniei-ica.  The  l)U>iness  has  resolved  itself  into  difTerent  branches 
as  it  grew.  The  important  divisions,  however,  are  the  excavating, 
shoring,  the  wrecking  (le])artnient,  and  the  house  moving  depart- 
ment. In  the  hrs;  l)rancli  of  the  ])usiness,  the  firm  is  probablv  the 
most  reputable  and  reliable  firm  in  that  class  of  work  in  the  city. 
They  have  made  the  necessary  excavations  for  such  large  buildings 
as  the  Empire  lUiilding,  corner  Broadway  and  Rector  >treet,  the 
Manhattan  Life  Lkiilding,  Xo.  66  B)roadwa\-;  tlie  Sxndicate  I'.uild- 
ing,  Park  row;  the  new  Astoria  Hotel,  in  which  was  the  largest 
excavating  work  ever  done  in  Xew  York  ;  the  Xew  York  Life  Lisitr- 
ance  Building;  the  Central  Bank  I'.uilding;  the  Conmiercial  liuild- 
ings  between  Waverley  place  and  Washington  place  on  Broadway, 
and  in  fact  all  the  im])ortant  work  of  this  nature  has  been  entrusted 
to  this  firm.  Tluw  ])osse>s  ever\-  facilitv  for  rai)id  work;  80  well 
groomed  hea\  y  <lrauglit  ]ior>es  are  kept  constantly  at  work,  and  their 
wagoii.N  are  models  of  perfection;  the  stables  and  ])lants  cover  20  citv 
lots,  and  at  a  moment's  notice  50  to  75  men  can  be  turned  out  as  a 
wrecking  gang.    The  address  is  528  East  17th  street. 

Hugh  Getty. 

Prominent  in  the  ranks  of  mason  builders,  Mr.  Hugh  Gettv  is 
e(|uallv  as  well  known  in  X'ew  ^'ork  building  circles  as  a  master 
car])enter.  It  is  this  fact,  that  Mr.  ( ietty  is  able  to  combine  masonry 
and  carpenter  work  under  his  ])ersonal  supervision,  wdiich  no  doubt 
accounts  for  his  substantial  success  as  a  builder.  He  is  perfectly 
familiar  with  details  of  both  crafts,  and  now,  as  a  general  contrac- 
tor, he  finds  it  is  not  necessary  for  him  to  sublet  the  masonry  or  the 
carpenter  work,  which  is  so  frequently  done. 

Mr.  (lettv  has  been  in  the  business  of  general  contracting  in  X'ew 
York  for  tweiitv  vears.    1  beginning  in  a  small  way,  he  made  a  spe- 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


326 


A  HISTORY  or  REAL  ESTATIi. 


cialtv  of  Lic'iicral  alti-Tati( ms  anil  ^mall  rcsi(k'iuial  contracts,   llis  tlior- 

in  llis  wiirk,  soun  acciuircd  tor  him  a  re'])utation  that  nian_\-  older  tirnis 
had  not  dhtanicd.     1  Ic  had  hccn  in  hiisincss  onl\-  three  \  ears  when  he 

4i>t  street  ;ind  I'.roadw  ;iy.  The  >nccessful  completion  of  this  work 
,i^.i\e  Mr.  (  iettx  a  ratin-'  in  local  hnildim;-  circles  which  i)laced  him  in 
tlu  from  ranks.  Since  that  time  he  ha>  finished  such  buildings  as 
the  Hotel  .M;irll)(jroii,L^h  ;  the  $ i ,( k )0,( kk )  wtirehouse  of  the  hea\-iest 
liieproof  construction,  at  Washinj^ton  ;uid  riitirlton  streets;  the  I'as- 
tree  lUiildin.!^- ;  the  Denni^on  I'.uildin.L;  ;  James  'V .  I'vle's  residence, 
53d  street  and  l-dfth  a\enue,  hoides  a  lar.^e  mmiber  of  other  resi- 
dences in  the  cit_\-  and  country,  d  he  address  of  his  factory  is  276- 
280  Ninth  avenue,  and  the  oftice,  -74  .\inth  avenue. 

Gillespie  Brothers. 

Prominent  among  the  Ijetter  class  of  mason  builders  and  general 
contractors  in  the  Metropolitan  District,  few  are  more  favorably 
known  than  the  firm  of  Alessrs.  (lillespie  I'rothers,  the  members  of 
which  are  Mr.  Michael  11.  ( iillespie  and  his  brothers,  Mr.  ddiomas 
A.  (iillespie.  I'.oth  ])artners  are  thoroughly  practical  men,  having 
served  an  a])])reiniceshi])  with  their  father,  who  was  a  well-known 
Xew  N'ork  contractor.  In  1880,  Air.  Al.  II.  (iilles]iie  conuuenced 
business  on  his  own  ticcount,  and  four  yetu's  thereafter  his  success 
justified  forming  a  ])artnershi])  with  his  voung  brother,  which  con- 
nection exists  at  the  jjresent  time.  Too  much  space  would  be  re- 
(|uired  to  mention  even  a  small  jjart  of  the  numerous  business  proj)- 
erties,  a]iartment  houses,  private  dwellings,  warehouses,  etc.,  which 
have  become  "things  of  beauty"  under  the  skillful  handiwork  of  this 
firm,  many  (_>f  which  have  been  of  full  fire-i)roof  construction,  and 
from  five  to  fifteen  stories  in  height.  A  complete  knowledge  of  the 
details  of  the  trade,  together  with  the  executive  ability  of  the  senior 
partner,  and  the  untiring  application  of  both  members  of  the  firm, 
fully  justifies  the  measure  of  success  thev  now  enjoy.  The  offices  of 
Gillespie  Brothers  are  located  at  Xo.  134  West  23d  street,  near  Sixth 
avenue,  also  at  Xo.  i  172  Fifth  avenue,  corner  (j8th  street,  Xew  York 
City. 

The  C.  Graham  &  Sons  Company. 

In  referring  to  Xew  ^'ork's  high-class  builders  the  list  would  be 
incomplete  if  the  name  of  The  C.  (  jraham  &  Sons  Company,  of 
Nos.  305,  307  and  309  East  43d  street,  was  omitted.  Charles 
Graham  established  the  business  in  the  year  1852.  He  conducted 
a  stair-building  and  interior  hmise  trim  Inisiness  for  a  number  of 
years,  his  sons  |ohn  ;ind  Thomas  being  in  the  meantime  admitted 
into  the  firm.  The\-  did  a  large  business  in  this  line  and  became 
widely  known.    In  the  year  1880  the  firm  erected  its  present  fac- 


BllLDlXG  AXD  ARCHITECTURE  IN  NEW  YORK.  327 


torv  and  entered  extensively  in  tlie  buildini;'  i)usines,s.  and  carried 
same  on  until  the  year  1888.  when  the  firm  was  incorjxirated  under 
the  laws  nf  the  State  of  New  York,  with  Mr.  Charles  ( ".raham 
])resident,  and  his  two  sons.  John  and  Thomas,  actively  engaged  in 
the  concern.  In  the  year  1881  Air.  John  (iraham  became  president 
of  the  company,  a  position  which  he  has  since  maintained,  and  he  is 
now  the  only  member  of  the  original  firm  connected  with  the  com- 
pany, his  father.  Charles  (Iraham.  being  dead  for  some  years,  and 
his  brother.  Thomas,  having  sold  out  all  his  interest. 

It  it  liardlx-  necessary  to  refer  to  the  com])an\  ',s  rei>utation.  but 
we  will  simply  mention  the  tact  that  it  has  built  some  of  the  highest 
class  private  residences  in  New  ^'ork  ;  also  the  Holland  House, 
Fifth  avenue  and  30th  street:  the  addition  to  the  Buckingham 
Hotel  on  49th  street,  and  a  number  of  other  buildings  too  numer- 
ous to  mention  in  our  linuted  space.  It  is  now  com|)leting  the 
Church  of  Divine  I'aternity,  of  which  Mr.  William  .\.  I'otter  is  the 
architect,  and  the  Knox  Aleniorial  Church,  of  which  Air.  l^dgar  K. 
Ilourne  is  the  architect. 

!♦  C.  Hoe's  Sons. 

This  building  firm  was  established  in  1817  by  the  grandfather  '>f 
the  present  members  of  the  firm.  I  Juring  the  la|)se  of  \  ears  the  name 
has  been  preserved,  although  during  its  career  there  ha\e  been  four 
changes  in  the  i)ersonnel  of  the  firm.  In  1830  W  illiam  I  loe.  the 
founder,  was  succeeded  bv  J.  C.  lloe;  in  i88<,,"after  fifty  year>.  J.  C. 
Hoe  &  Co.  took  charge,  an<l  in  1881  A.  C.  Ilo,.  Co.  >uccee<led: 
the  last  change  was  made  in  1887,  when  the  ])re>enl  members, 
George  E.  Hoe  and  his  brother,  W  illiam  .\.  lloe,  took  the  manage- 
ment of  this  well-established  business.  T.he  firm  is  a  car])enter  build- 
ing one  and  the  style  of  work  done,  as  is  evident  irom  the  structures 
comjjleted,  is  of  the  best  class.  Their  facilities  are  excellent.  The 
firm  owns  and  operates  a  steam  wood  working  factor\-  at  Xos.  52, 
54  and  50  (  lausex  oi  ir;  >lreet,  w  hile  a  w  ell  slocked  lumber  yard  is  lo- 
cated in  .\'o.  831  (.reenwicli  >treet. 

The  firm  possesses  a  reputation  for  integrity  and  honorable  work 
wdiich  can  be  gained  only  b\  a  long  and  successful  connection  w  ith 
the  trade.  As  an  exam])le  of  some  of  the  more  important  contracts 
com])lete(l  by  this  firm  there  are  suoh  buildings  as  the  College  oi 
Physicians  and  Surgeons,  the  Sloane  Maternity  Hos])ital  and  the  W. 
J.  Syms  ( )perating  Clinic,  all  of  which  are  situated  in  W  est  5i;th 
street.  The  firm  also  coni])leted  the  car])enter  work  of  Tiffany's 
store  at  15th  street  and  Cnion  S(|uare.  Titifany's  house  at  72nd  street 
and  Aladison  avenue.  Alerchants'  and  Alanhattan  Co.'s  Hank  Ihuld- 
ing  in  Xos.  42  and  44  Wall  street,  alterations  for  A.  ^'oung's  resi- 
dence in  Xo.  15  West  56th  street,  and  a  similar  contract  in  Al.  C. 
D.  Rorden's  residence  in  Xos.  25  and  27  West  56th  street. 


328 


A  HISTORY  OP  REAL  ESTATE, 


T.  J.  McLaughlin. 

Mr.  T!i()niiis  J.  McLauglilin.  of  Xo.  167  Mast  6otli  street,  is  a 
mason  builder  and  j^eneral  contractor.  Fie  lias  been  ])r()niinentlv 
eoiinect-'d  with  \'e\v  ^'ork  bnildin^L;-  trade  for  tlie  past  twenty  years, 
and  \\a>  .-'.ssocialed  with  his  father  in  the  same  line.  Mr.  AIcLau^di- 
lin  ha>  been  a  thorough  aiid  earelul  bnilder.  ^iviny  minnte  attention 
til  delail  with  tlie  resnlt  tlri.t  his  career  lias  been  marked  with  uni- 
form >ni'cc>^.  At  the  jjresent  time  he  has  divided  his  business  under 
two  lieads.  buth  1  if  wh.ich  are,  however,  under  Ids  close  supervision. 
Mr.  .McLaughlin  entered  the  ])rojcctive  building-  market  some  years 
ajjo,  and  he  li;is  erected  some  handsome  apartment  houses  in  desir- 
able rc>i(k-ntial  l<icalitie>.  riiese  structures  are  located  in  the  upi)er 
part  of  the  citw  and  are  e(|uii)i)e(l  with  all  modern  improvements. 
One  of  the  tinot  of  his  houses  is  the  I'alacio,  a  seven-st(jry  stone 
and  brick  ai)artment  house  located  at  the  corner  of  03tli  street  and 
Park  avenue.  The  other  portion  of  the  'business  is  carried  on  un- 
der the  name  of  'V.  j.  McLaughlin  Co.  Under  its  manai;emem  the 
contracting  of  mason  work,  general  overhauling,  ])ainting  and  dec- 
orating, and  building  operations  in  general  are  conducted.  .Mr. 
Charles  .\.  .Steuerwald,  who  is  associated  with  Mr.  .McLaughlin  as 
the  manager  (if  this  de|)artment,  is  a  i)ractical  and  efticient  man,  as 
the  work  done  under  his  management  testihes.  The  handsome 
residence  of  Isaac  Rosenwald,  of  .\(i.  44  l'.a>t  doth  street,  in  which 
the  cost  of  car\ing  anidunted  to  Si, 500.  wa^  ciim])leled  b_\-  the  T.  J. 
McLau.ohlin  Co. 

Qoincy  &  Crawford. 

The  masnn  and  cnnlracting  trade  of  Xew  ^'l>rk  emliraces  many 
prominent  and  reliable  bnilders,  but  there  are  few  in  f;ict  who  possess 
a  more  substantial  reputalinn  a>  a  masnn  and  general  contracting 
firm  than  does  (Juincx  X:  Craw  f.ird,  of  .\n.  1 J3  Wot  4_'d  street, 
ddie  senior  mendier  of  the  lirm,  .Mr.  .Sanuiel  (Juinc\ ,  has  been  inti- 
matel\-  connected  w  ith  .\e\v  \ nrV  building  operations  for  mori'  than 
thirty  years.  His  jiartner.  .\lr.  W  illiam  Crawford,  is  ;i  college  bred 
voung  man,  ])o>sessing  both  an  extensive  theoretical  and  technical 
know '...'(Ige  arid  ])r:ictical  e.xjierience,  ha\'ing  worla'd  a.s  a  journey- 
man mason  ;uid  ^uwed  hi^  aiijirenticeship  at  the  trade.  The  firm  do 
not  make  an_\'  ])articular  line  of  ])uilding  their  specialty,  but  have 
com])leted  some  excellent  exami)les  of  stone  and  mason  work.  Their 
re|)utation  for  thorough  work  is  borne  out  by  the  class  of 
work  which  they  have  comjileted.  During  the  career  of  the 
senior  member  of  the  tirm,  .Mr.  (Juincy,  he  has  built  in  the  neighljor- 
hood  of  300  private  hou>es  on  the  West  .Side,  all  of  which  were  coni- 
l)leted  on  a  legitimate  ba>i>  for  customers.  (  irace  M.  IC  Church  in 
104th  street,  between  .VniNterdam  avenue  and  Columbu^  avenue,  a 
hamlsonie  edifice,  wa^  conflicted  since  the  present  firm  was  estab- 
lished four  years  ago.   The  Mineola  stables  in  84th  street  and  ISoule- 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


330 


A  IllSTORV  ()!■  REAL  ESTATE, 


vanl.  coiisidrp',!  ilu  h.'st  stahUs  n;i  the  W  c^l  Si-k-,  was  also  huilr  l)v 
tliis  linn  ;  aii<  ulu  r  i  ii  ilu  ir  w  <  irl<s  is  tlu'  arti-lic  hriil.iu'  over  1  'ark  Lake 
in  C'emral  I'ark,  mar  ^(jtli  <trci't  and  iMfth  aviauu'.  l-"or  Clinton 
Rn-srII  tlu'\  completed  alterations  in  Xo.  14S  West  i4tli  street; 
the\  al>M  built  .Mi>s  Pauline  lialTs  handsome  residence  in  West  71st 
street,  and  I'.  Nathan's  house  in  Xo.  35  West  86tli  street.  The  firm 
has  also  completed  numerous  warehouses  and  mercantile  Ijuildings 
in  different  parts  of  the  city. 

Murdo  Tolmie. 

The  huildiuL^  contractin.^'  firm  of  .Murdo  Tolmie,  of  Xo.  245 
West  12th  stri'ct.  is  the  successor  to  the  old  and  well-known  firm  of 
Wood  cX'  Tohnie.  of  which  Mr.  AI.  Tolmie,  of  the  ])resent  firm,  was 
a  member.  I  lie  new  firm  came  into  existence  two  years  ai;-o,  on  the 
death  of  Mr.  Wood,  w  hen  the  construction  of  a  lar.«;e  school  house 
was  on  the  ])oint  of  comi)letion.  .Mr.  Tolmie,  the  survivin_s:-  mem- 
ber, assumed  cliar^e  of  the  affairs  of  the  firm,  and  has  conducted 
its  bu^iui'^s  under  his  own  manag'ement  since  that  time.  lie  has 
infused  nnich  of  his  energy  and  aggressiveness  into  the  ])usiness, 
and  it  is  needless  to  state  that  the  measure  of  success  he  has  met 
with  has  far  exceeded  that  attending  the  firm's  efif<jrts  before. 

He  is  a  general  contractor,  but  has  made  a  specialty  of  carpentry 
work.  The  firm  has  completed  several  important  jobs,  among  which 
are  Granmiar  School  No.  94,  the  carpentry  work  of  the  Model  Tene- 
ments and  the  raising  of  the  roof  of  the  X'ormal  College.  This  was 
a  work  of  considerable  importance,  and  was  accomplished  without 
a  single  hitch. 

Mr.  Tolmie  is  a  ])ractical  member  of  the  building  craft,  and  is 
thoroughl}'  conversant  with  its  details.  In  the  metro]K)litan  building 
arena,  ])articularly,  w  here  competition  is  so  keen,  the  demands  made 
upon  knowledge  and  ex])erience  of  a  builder  are  so  pronounced  tnat 
he  must  conform  t<}  the  standard  required  or  else  be  relegated  to 
the  rear.  The  successful  Xew  ^'ork  builder,  however,  such  as,  we 
are  ])leased  to  state,  has  been  the  status  of  Mr.  Tohnie.  can  operate 
and  compete  successfully  anywhere  in  the  country,  for  he  has  been 
able  to  merit  success  under  severer  conditions  of  competition  than 
prevail  elsewhere.  It  may  be  added  that  the  contracting  firm  of 
Murdo  Tolmie  has  completed,  a  large  amount  of  public  and  munic- 
ipal work. 

Peter  Tostevin's  Sons. 

The  name  of  Tostevin  has  been  identified  w  ith  Xew  \ urV  building 
operations  for  the  past  forty  years.  The  founder  of  the  firm,  Mr. 
Peter  Tostevin,  established  himself  as  a  builder  in  uS^o.  and  (jn  his 
death  in  1880  his  two  sons,  Mr.  Henry  M.  Tostevin  and  Mr.  Peter 
L.  P.  Tostevin  succeeded  to  the  business,  and  have  carried  on  a 
mason  building  and  general  contracting  trade.  The  work  done  b>- 
the  Tostevin  P)rothers  lias  alwax  s  been  known  among  the  legitimate 


BUILDING  AND  ARCHITECTURE  IN  NEIU  YORK. 


trade  as  mason  work  of  the  l)est  elass,  in  which  no  element  of  cheap- 
ness ever  entered  Air.  Henry  T(jstevin  is  President  of  the  Build- 
mg  Trades'  CUih,  which  numhers  anion.i^st  its  members  tlie  best 
class  of  builders  in  the  city.  'Idicy  are  also  members  of  the  Alason 
and  llnilders"  .\ss(iciati< ui  and  the  .Mechanic  and  Traders"  E.xcliange. 

As  exani])les  nf  tlic  ninrc  important  contracts  comjjleted  by  the 
Tostevin  brothers,  wc  yive  a  partial  li^t  conipri.-^in.L;'  the  larsre  Hoff- 
man House  annex,  I'.ower}-  I'.ranch  .M .  i' .  A.,  the  Arnheim  store 
on  (;th  street  and  Urnadwax  ,  the  ^e\en->;or\  mercantile  building'  at 
(Irandand  I'dm  streets;  I'.audouine  1 '.uildiuL;,  I'.roadway  and  _'Sth 
streets;  stora.ye  warehouse  for  Third  Avenue  Cable  Road,  at  129th 
street,  between  Third  avenue  and  Lexins^non  avenue;  office  building 
at  Xo.  T43-145  I'dfth  avenue,  besides  warehouses  and  grain  reposi- 
tories in  different  parts  of  the  city.  The  firm's  address  is  No.  1133 
Broadway.  St.  James"  Building. 

John  Acker. 

The  builder  who  superintends  the  erection  of  a  structure  and  con- 
trols the  mason,  carpenter,  glazier,  and  the  many  other  departments 
of  the  building  trade  in  that  structure  which  he  is  completing  for 
sale,  must  in  truth  have  a  minute  knowletlge  of  the  building  trade. 
Air.  John  Acker,  by  reason  of  his  long  ex])erience  as  a  builder,  justly 
lays  claim  to  the  possession  of  these  <iualitications.  He  has  been  a 
builder  for  the  past  twelve  years,  and  his  exjierience  in  trade  dates 
beyond  that  period  many  \  ears.  He  built  largely  in  the  suburban 
districts  in  the  beginning  of  his  career,  and  meeting  with  unquali- 
fied success,  he  came  to  Xew  ^'ork  City  ]iro])er.  Here  he  has  also 
met  with  success,  due,  no  doubt,  to  the  high  standard  of  w  orkman - 
shi])  dis])layed  in  all  his  structures.  His  greatest  work  is  a  hand- 
some block  of  flats  at  1 14th  street  and  St.  Xicholas  avenue.  His  ad- 
dress is  No.  528  East  71st  street. 

Jeremiah  Altieri. 

In  the  various  branches  of  the  Iniilding  craft,  there  is  the  excava 
ting  department,  which,  while  of  mine>r  im])ortance,  still  requires 
executive  ability,  besides  i)ractical  and  wide  ex])erience.  Air.  Jere- 
miah Altieri,  whose  yards  and  office  are  located  in  Xo.  434  East 
109th  street,  is  a  master  em])loyer  of  laborers,  wlio  are  ex])erienced 
in  this  branch  of  the  building  trade.  His  contracts  eml)race  various 
classes  of  work,  from  the  simple  cellar  exca\ation  to  that  of  the 
larger  and  more  pretentions  jo])s.  The  work  comi)]ete<l  \)y  Air. 
Altieri  has  been  carried  on  with  disjiatch  and  ra|)idit\  which  is 
greatlv  desired  bv  the  builder.  In  this  wa\  Mr,  Altieri  has  ac- 
(|uire(l  a  wide  re])Utation  for  rapid  work.  He  is  now  engaged  with 
buildings  on  ii5tli  street,  between  Aladison  and  Park  avenues,  and 
80th  street,  between  Park  and  Lexington  avenues. 


332 


A  HISTORY  Ol-  REAL  IISTATE, 


Bunn,  Carey  &  Nase. 

Tlic  enterprisiui^-  firm  of  liiiiin,  Carey  &  Nase,  of  No.  1123 
Broadway,  is  coni])ose(l  of  C.  11.  lUiiin,  C  P.  Carey  and  M.  H. 
Nase,  all  of  whom  are  eomjiaratively  youn<;'  men  and  thorouf^hly 
exjH'rienced  mason  l)nilders  and  .general  eontractors.  Idiey  have 
been  snccesslnl  in  seenrin.i^"  oonlracts.  not  only  in  Xew  York,  but 
in  Xew  Haven,  I'rovi.lenee  and  1 'hihi(lel])hia.  In  Xew  York 
they  have  estahlislied  a  re])Utation  f(jr  lionest  work  and  work 
of  such  a  quality  that  their  future  success  as  a  hnildinj^-  firm  is 
a  fixed  quantity.  During  the  past  season  thev  have  com])leted  sev- 
eral important  alteration  contracts  on  Fifth  avenue.  Another  im- 
piirtant  contract  completed  by  the  firm  is  that  of  Mr.  Frank  Mun- 
sey's  eit^ht-story  building  in  New  London. 

W.  C.  W.  Childs. 

Mr.  Childs  has  had  year>  of  exi)erience  and  is  a  thoroughly  prac- 
tical constructor,  having  been  em])lo\i'd  1)\  other  firms  before  he 
began  busine>>  for  himself,  .se\i,-n  \  ears  ago.  lie  i>  a  member  of 
the  Mechanics"  and  Traders'  I'.xchange,  the  lUhlding  Trades'  Club 
and  the  .Manufacturers'  .\»ociation. 

Trominent  among  the  buildings  completed  by  him  lately  are  the 
ten-story  fire-proof  hotel,  corner  of  g3d  street  and  Madison  avenue; 
the  remodeling  of  the  Harmonic  Club  F>uilding  on  42(1  street,  the 
two-story  addition  to  southeast  corner  h^ilton  and  Nassau  streets, 
Nos.  5th  avenue,  besides  man\-  other  fire-])roof  structures 

and  other  buildings  re<|uiring  hea\\'  construction.  Mr.  I'hilds's 
ofSce  is  at  No.  1125  T.roadway. 

Robert  Christie. 

Robert  C  hristie  an. I  William  Dvkes  fnunded  the  firm  of  Christie 
&  Dykes  in  iS'dj.  After  a  snccesslnl  career  of  over  twenty  years,  in 
May,  iSSij,  .Mr.  Dykes  retired,  and  Mr.  Christie  decided  to  carry  on 
the  business  under  his  nwii  name.  The  oftice  of  .Mr.  Christie  is  at 
No.  122  West  2<jth  street.  The  work  done  by  him  embraces  nearly 
every  kind  of  building.  At  Xos.  321-325  West  56th  street  he 
plamied  and  built  the  Church  of  the  i)isciples  of  Christ.  Some 
of  the  dwellings  erected  by  him  are  Xos.  H)  and  31  West  72d  street, 
for  Dr.  C.  F.  HoiTman  ;  on  the  northeast  crner  .  ,f  82(1  street  and 
Riverside  Drive,  for  .Mrs.  .\ckerman  ;  .Xos.  ()  and  S  West  126th 
street,  for  .Mr.  Ceorge  Taylor  and  Mr.  John  Wilson:  the  office 
buildings  of  the  Xorthern  .\ssurance  Co.,  at  No,  38  Pine  street, 
and  the  ^Manice  I'.uilding,  Xo.  46  Pine  street,  corner  of  William. 
He  has  built  for  .Mr.  I  ).  F.  l-'.instein  stores  at  Nos.  93,  95,  97  and  99 
Greene  street,  and  t\\ent\  other  store  buildings  in  the  warehouse 
district  of  New  \'ork.  .Mr.  Christie  has  also  completed  many  im- 
portant contracts  involving  office  and  cabinet  work. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


T.  Cockerill  &  Son. 

The  firm  of  T.  Cockerill  &  Son  has  long  been  connected  with  the 
New  York  building  trade.  Thomas  Cockerill,  the  founder  of  the 
firm,  was  a  well  known  mason  builder  and  general  contractor  a 
quarter  of  a  century  ago.  Three  years  ago  he  died  and  his  son, 
John  F.  Cockerill,  who  had  been  associated  with  him  for  some  years, 
took  charge  of  the  business,  but  maintained  the  old  name.  Tfie 
work  completed  by  this  firm  has  been  throughout  of  a  substantial 
class;  it  has  completed  many  warehouses,  factories,  breweries, 
office  and  mercantile  buildings.  l-"or  some  years  j^ast  the  firm  has 
completed  much  public  wc^rk,  notably  two  additions  to  the  Museum 
of  Natural  History,  one  of  which  is  in  course  of  comi)letion,  and  a 
large  number  of  public  schools  throughout  the  city.  The  firm's  ad- 
dress is  Nos.  550  and  552  West  41st  street. 

John  Darragh. 

The  subject  of  this  sketch,  John  Darragh,  is  probably  better 
known  among  New  York  mason  builders  in  connection  with  the  late 
company  of  R.  L.  Darragh  &  Co.,  than  as  an  individual  contractor. 
The  fact  that  Mr.  John  Darragh  was  connected  with  his  brother's 
company  in  the  twofold  ca|>acity  of  partner  and  su])erintendent,  is 
well  nig'h  sufficient  evidence  that  he  is  in  every  resjject  a  com])e- 
tent  and  reliable  mason  builder.  He  entered  his  brother's  firm  in 
1886,  and  was  actively  engaged  in  the  many  important  contracts 
completed  by  that  company  until  its  dissolution  in  1891  ;  another 
company  was  formed,  of  which  ]\Ir.  Darragh  was  a  member. 
In  i8q4,  Mr.  Darragh  branched  out  for  hiiuself.  and  has  since  been 
in  mason  building  and  contracting  trade  for  himself.  His  address  is 
^^o.  1533  JJroadway. 

J.  W.  Doughty. 

Mr.  J.  W.  Douglit} ,  of  Xo.  I  I  Rector  street,  is  a  i)ainter  and  dec- 
orator of  wide  and  varied  ex])erience.  He  learned  his  trade  and 
afterwards  became  connected  with  the  firm  of  INIead  &  Taft,  high- 
class  wood  workers,  under  whom  he  acquired  a  knowledge  and 
familiarizetl  himself  with  the  best  class  of  graining,  painting  and 
decorative  work.  It  may  be  added  that  ]Mr.  Doughty  was  for  some 
years  the  superintendent  painter  of  that  firm  of  their  work  through- 
out the  entire  country.  Seven  years  ago  he  entered  the  field  him- 
self, and  has  proven  himself  by  the  high  grade  of  work  done  to  be 
a  competent  workman.  He  has  completed  work  for  Bruce  Price, 
James  Brown  Lord  and  other  architects.  Air.  Doughtv  has  done  a 
large  amount  of  work  for  the  American  Express  Compan\-  and  the 
Western  Union  Telegraph  Company. 

Dowd  &  Maslen. 

Among  the  well-known  legitimate  builders  in  the  upper  portion  of 
New  York  is  the  firm  of  Dowd  &  INIaslen.  of  No.  247  W>st  125th 


334 


A  HISTORY  OF  REAL  EST  ATI-, 


street.  l-,stal)lislK'(l  in  iKijn  tliev  have  (i]ierate.l  in  the  l)est  elass  of 
mason  and  -eneral  eontraets  in  tlie  (h-triet  luiween  swlli  >li-eer 

and  i  solh  street  on  the  W  est  Side,  ahh(iUL;h  their  upirations  were 
not  whollv  eonfnied  there.  'Yhvy  liave  huil:  the  .'viajeMir,  the  Wes;- 
niinislu-  and  WeUeslex  apartment  houses,  lle^idL  -^  ux  ei  i ( >i )  i)ri\-;ite 
honses  of  the  hetter  ehiss.  lloth  mend)ers  of  thi.-  Iirm.  .\li(di;iel  J. 
I)o\v(l  and  Riehard  R.  Alasleii,  are  ])r;ictie;d  .and  tliorou,i;h  masons. 

Thomas  Dwyer. 

It  was  some  thirteen  years  a.^'o  that  ddiomas  Dwyer  founded  the 
firm  whieh  Invars  his  name.  I  lis  first  ot'tiee  was  in  luist  Twelfth 
street.  .Vhnost  \r>m)  ihe  first  he  made  a  specialtx'  of  pnhhe  1)uihhno-s, 
botli  mtm-'eipal  and  stati'.  .Xmoni^-  the-  striietures  which  he  lias 
erected  in  this  cite  ma\-  l>e  mentioned  the  ])nl)lic  schools.  \'inet\- 
third  street  and  Amstei-d;mi  aventie  and  (  )ne  I  hnidred  and  I'iftv- 
seventh  street,  near  Cotn'tlandt  tivenne ;  the  .\(|iiarinm  in  Castle 
Garden;  the  en.L^ine  house  in  W'e-t  ."^i.xty-eigiuh  street:  the  boiler 
house  of  the  .Aletropoliian  Museum  of  Art;  and  the  reception  hos- 
pital ;it  the  foot  of  Fast  .Sixteenth  street,  foundations  for  hig'h 
service  w^rks,  ili.i^h  l!rid,L;e,  \.  A'.  I'.esides  these  there  are  the 
State  .Military  1 '.tiildin,^-,  I'eek-kill.  X.  \'.;  the  workhouse  on  IJlack- 
well's  Island,  huilt  for  the  Slate  of  .\ew  York,  and  Sj^rins^-  Point 
Led.i^e  LiL^ht  House,  I'orthmd  llarhor.  Ale. 

Recent: V  .Mr.  Dwyu"  ha>  devot.d  h  mself  to  a  cmMderable  extent 
to  .i^rtnnte  work,  lie  owns  and  oi)erates  the  famotrs  j^ranite  (|uar- 
ries  on  1  )ix  island.  .Maine,  which  furnished  the  stone  for  the  .\ew 
A'ork,  l'hiladel])lna  and  Charleston  post-of¥ices  and  tlie  I'rea.-urv 
I'.tnldin.i;-  in  Washington.  It  is  stated  on  reliable  autlioritv  that  the 
Cnited  States  government  has  alread\-  i)aid  u|)war(ls  of  $30,000,000 
for  granite  from  these  quarries. 

W.  E.  Elderd. 

In  recording  the  names  of  .Xew  York's  cari^enters  and  general 
contractors,  one  finds  the  name  of  W.  I-:.  b:idcr(l,  of  .Vo.  j_><Si  Third 
avenue,  corner  of  124th  street,  standing  high  in  the  ranks  of  ])uilders. 
Some  of  the  contracts  th;U  he  has  alreadv  completed  are  the  I'ostal 
Telegraph  lUiilding;  the  Third. \vemte  R.  R.  Depot,  ijijth  and  130th 
streets  and  Lexington  avi  nue  ;  the  .M tmhattan ville  R.  R.  l)e])ot; 
the  Seminary  of  St.  Jerome;  lulgemere  Hotel,  cottages,  stable,  bath 
houses.  R.  R.  station,  etc.  ;  W.  I-:.  C])tegTove  cX  Ibo,.'.  lluilding.  loth 
street  and  East  River;  St.  Catherine's  Church,  r„;th  street  and  First 
avenue,  and  many  others. 

John  W.  Ferguson. 

John  W.  Ferguson,  whose  office  is  located  at  Xo.  233  IJroadvvav, 
i.s  one  of  our  large  l-.astern  builders.  Mr.  l-ergus-.n  came  to  New 
York  three  years  ago  from  Paterson,  X.  J.,  in  which  localitv  he  was 


Bi'ILDIXG  AXD  ARCHITECTURE  IN  NEll'  YORK. 


335 


\vi(lcl\-  kiunvn  as  an  expert  CMiiiractor.  Since  liis  coming-  to  tin- 
nutro])! )li-  he  has  entered  w  ith  ninch  snccess  in  the  hirj^er  tiehh  as  is 
exenipHfied  b\'  the  nian\'  snecessfnl  contracts  which  he  lias  com- 
pleted. Some  of  tile  more  ini])ortant  of  these  are  the  l\iiiL;s  (.'ounty 
Electric  Lii^lit  and  I'ower  C_'onipaii\  's  plant  in  I'-rooklyn  :  Xew  ^"ork 
SiiL^ar  l\etiiier\'s  new  plan;  at  l-oni;-  Ulaiid  ('it\';  warehouse  at 
(lreeii\,:ch  and  lane  street.  .Mr.  l  erLfu^  in  ha>  completed  iiianv 
othn-  important  contracts  for  .\'e\v  \'ork  in\-c.-tors,  en!4ineer>  and 
corporations. 

John  Glass  &  Son. 

The  welldx-nown  hnildin-  tirm.  John  (  das>  \-  Son.  of  Xo.  426 
West  2;vl  >treet,  lia^  been  e>;alilidied  since  1S47.  tiiid  .Mr.  jolm  (  dass, 
the  fotmder  of  the  hrni,  has  huilt  a  lar,i;e  mimher  of  private  dwel- 
lings, stores,  mercantile  huildin^^s  ami  a])artnients  throughout  the 
city.  In  the  earl\  days  of  his  career  he  bnilt  to  sell  on  a  favoralde 
market,  as  well  as  for  a  ])ri\att'  investment.  lie  has  huilt  an  excel- 
lent class  of  houses,  and  alwav^  found,  when  he  jilaced  hi^  ])uil<lin.us 
on  the  market  a  read_\-  sale.  The  .\dam-~  Hotel  on  W  est  street,  and 
Glass  Hall  are  among  the  ])roniinent  buildings  erected  by  this  hrm. 
One  of  the  contracts  just  completed  b\  the  firm  was  the  ])rivate 
stables  of  Siegel,  Cooper  &  Co.,  on  \\  est  ijtli  street. 

Edward  Gridley. 

Edward  ( Iridlcy,  carpenter  and  ])nilder,  has  been  associated  w  ith 
the  Xew  \'ork  building  iiidustr_\-  since  1X46.  11^  learned  lii^  tra<le 
in  those  da\"s  wlu-ii  a  louriKwiiian  carpenter  possessed,  ])robably,  a 
more  thorough  ;md  extensive  knowledge  of  his  trtnle  than  what  is 
now  required  of  one.  Mr.  (  iridlex  '.s  reputation  for  thorough  work 
is  well  known.  He  has  been  located  at  liis  present  ad. Ires..  240 
West  27tli  street,  for  the  past  28  years.  During  that  time  he  ha^ 
com])leted  such  contracts  as  the  roofing  of  the  Cit\-  llall  and  its 
cupola:  school  houses  throughout  the  city,  a  large  number  of 
stations  on  the  Third  .\\eiiue  IMevated  road.  X  aiiderbilt's  stables  at 
86th  street  and  .Madison  a\enue,  and  other  large  stables,  Lester 
Studio  I'.uildiiig,  Madison  a\eiiue  and  S^th  and  571I1  streets;  \'an 
I)\d<e  .Studio  I'-uilding,  hdghth  avenue  and  56th  street,  and  other 
important  buildings,  besides  inmmierable  residences. 

Grissler  &  Son. 

The  firm  of  (irissler  &  Son  was  established  in  1861,  being  then 
known  as  (irissler  .X  Fausel.  In  iSS_i,  Mr.  h'ausel  retired,  and  in 
1889  ^Ii"-  Crissler  associated  with  himself  as  his  partner,  his  son. 
They  are  mi(|uestioiiably  one  of  the  licst  class  of  carpenter  buihlers 
in  the  citw  having  till  the  t'acilities  for  manufacturing  the  materials 

The  firm  has  com])leteil  maii\  large  and  important  car])eiiler  con- 
tracts. This  firm  is  one  of  the  few  w  ho  have  the  rejnitation  of  man- 
ufacturing all  their  materials. 


336 


A  HISTOKY  OF  REAL  llSTATIi, 


William  A.  Hankinson. 

l'"()r  a  (|uartfr  of  a  century  Mr.  Win.  A.  Hankinson.  of  Xo.  ii6 
West  'riiirty-tliinl  street,  has  been  huililinij  in  tliis  cit\-  ])rivate  dwell- 
ini.j-s,  elun-eiies,  stores,  warehouses  and  stahles.  In  most  instances 
he  has  taken  the  entire  contract,  while  in  some  cases  he  has  con- 
tracted inr  tk.e  car])enter  work  alone,  for  Mr.  Hankinson  is  a  thor- 
oughly experienced  car])enter,  and  is  one  of  the  most  successful  in 
that  branch  of  the  buihling-  industry  in  the  citv.  Mr.  Hankinson 
has  made  a  specialty  nl  re])airs  and  alterations,  particularl\-  in  pri- 
vate houses.  He  has  a  kirg-e  number  df  customers  for  whose  estates 
he  has  the  entire  charge  (if  such  work.  In  addition  to  the  carpenter 
work.  Mr.  Hankinson  is  a])le  to  supermtend  all  kinds  of  mechanical 
work  for  his  clients. 

Michael  Hanlon. 

Mr.  Michael  Hanlon,  whose  office  is  located  at  Xo.  122  Bowery, 
is  a  mason  builder  and  general  contractor.  Mr.  Hanloii  is  a  jiracti- 
cal  member  of  the  building  craft,  having  learned  his  trade  and  grad- 
uated from  his  apprenticeship  to  the  i)osition  of  journeyman,  and 
from  that  to  his  present  position  of  general  contractor.  He  has 
never  entered  the  field  of  speculative  building,  but  has  always  ad- 
hered to  the  legitimate  trade.  He  has  built  a  large  number  of  mer- 
cantile buildings,  stores  and  warehouses  in  the  mercantile  section  of 
the  city.  His  re]»utatiim  as  a  Imilder  rests  on  the  class  of  work  done, 
which  is  generally  recognized  as  equal  to  that  of  any  done  in  this 
city. 

Hogenaoer  &  Wesslau. 

The  building  firm  of  Hogenauer  &  Wesslau  has  been  prominentl}' 
connected  with  the  Xew  York  building  industry  since  1889.  In  that 
\  ear  Mr.  A.  Hogenauer  and  Mr.  A.  E.  Wesslau,  both  practical 
builders,  joined  forces,  and  began  to  operate  in  the  lower  part  of  the 
city.  Jrlere  they  built  improved  tenements,  ])ut  in  i8g2,  finding  the 
Harlem  residential  district  a  better  field,  they  accordingly  began  to 
build  there.  The  houses.  Hats  and  apartments  cnmpleted  by  this 
firm  are  of  the  best  class,  and  no  element  of  cheai)ness  was  allowed 
to  enter  in  their  cnnstructii in.  As  exami)les  of  the  more  important 
structures,  we  submit  the  fnljowing:  private  Ikjuscs,  Xos.  308  t(j  314 
I02d  street,  between  W  est  l{nd  avenue  and  Riversitle  IJrive.  The 
firm's  address  i>  Xu.  34,S  Willi.s  aw 

William  Home. 

William  Horne,  car]jenter  ;'nd  general  contractor,  of  X'o.  245  West 
26th  street,  has  been  connected  with  X'ew  York  building  trade  for 
over  six  years.  He  served  his  apprenticeship  and  worked  as  a 
journeyman  carpenter  under  some  of  the  most  prominent  of  our  local 
builders.    Afterwards  his  progressive  tendencies  prompted  him  to 


BriLDIXG  AXn  ARCHITECTURE  IN  XEIF  YORK.  337 


open  an  office  and  enter  the  sphere  of  general  contracting.  In  this 
he  has  been  greatly  successful,  not  only  in  securing  contracts  for 
stables,  residences  and  ai)artment  houses,  but  he  has  completed  a 
large  amount  oi  municipal  \v(jrk.  Mr.  Home  has  also  bought  and 
improved  ])r(i])erty  which  he  then  placed  on  the  market. 

The  Hydraulic  Construction  Co. 

The  Hydraulic  Construction  Co.,  with  a  j^aid-up  capital  of  $250,- 
000,  was  organized  in  1888  and  incorporated  in  1895.  The  president 
and  chief  engineer  is  Mr.  W'm.  De  H.  Washington,  who  is  well  fitted 
for  his  i)Osition  by  reason  of  his  thorough  and  extensive  knowledge 
of  hydraulic>  and  general  engineering.  ISesides  I)uilding  and  main- 
taining numici])al  water-works,  the  com])any  furnishes  manufactur- 
ing establishment^  w  ith  ])lanls  for  condensing  ])m'i)oses  :  in  addition, 
lhe\-  lia\e  buiU  M.nie  of  the  largest  cais>(jn  foundations  for  the  most 
massixe  structures  (in  lanrl  and  for  docks  and  liglithouses  in  water. 
W  e  can  give  but  few  of  the  man\'  successful  contracts  completed  by 
them,  among  which  are  the  water-works  of  I'.ayomu',  X.  J.,  and 
Lowell,  Mass.:  condensing  ])lants  fur  the  .M etrojxilitan  Traction  Co., 
and  the  Wallace  brew  ing  (  n.  ;  Mrooklyn  Heights  Cable  Railway 
Co.,  Hyde  Park,  Walp^le,  Xew  rirecht  ;  foundations  for  the  Siegel- 
Cooper  Building  and  tlu'  Xortliwot  I'oint  Roval  Shoal  Lighthouse; 
Johnson,  Meyer-Jonnason.  .^-^jiingler. 

George  G.  Jackson. 

Mr.  George  (i.  Jackson,  of  Xo.  20S  West  17th  street,  is  a  carpen- 
ter and  builder  who  has  been  connected  with  Xew  York's  building 
industry  for  twelve  years.  During  that  time  Mr.  Jackson  has  been 
engaged  in  the  capacity  of  jobber  for  the  Rhinelander  estate  and 
has  paid  special  attention  to  jobbing,  repairing  and  general  altera- 
tions. Mr.  Jackson  has  also  built  on  a  ^])eculative  basis  in  the  West 
Side,  between  14th  street  and  34th  street.  The  class  of  ])uildings 
which  he  erected  are  generall\-  a  C(_indjination  of  business  and  resi- 
dential structures.  Two  of  his  best  examples  are  those  of  Ko.  311 
West  15th  street,  and  Xo.  314  West  16th  street.  He  also  erected 
No.  278  West  19th  street  and  Xos.  168  and  170  Eighth  avenue. 

Amund  Johnson. 

Among  the  successfttl  builders  who  have  bought  unimproved 
propertv  and  built  thereon  for  sale  stands  Mr.  Amund  Johnson, 
whose  office  is  now  located  in  his  handsome  eight-story  office  Iniild- 
ing  at  Xo.  1 14  West  34th  street.  Mr.  Johnson  is  a  carpenter,  builder 
and  general  contractor.  In  1886,  having  previously  perfected  himself 
in  metropolitan  carpentry,  he  opened  an  office  and  entered  the  car- 
penter building  trade,  in  which,  by  his  thorough  work  and  attention 
to  detail  he  became  eminently  successful.  He  perceived  the  growing 
need  for  office  buildings  in  the  commercial  portion  of  the  city,  and 


338 


A  IllSTOKV  01-  REAL  liSTATE. 


lie  at  oiu-e  hc^an  to  piirrliasc  siiitahlc  sites,  on  which  he  afterwards 
erected  dt'tice  ImihHii.^s.  Sonie  of  the  more  import aiu  are  \os.  o  ;md 
I  I  luist  i()th  street;  Xos.  I'.ast  i  itli  street;  Xos.  50-52  \\\'Sl  3d 

street;   Xos.  64-66  I^ast  1  ith  street,  and  Xo.  114  West  23(1  street. 

Jones  &  O'Connor. 

The  tirm  oi  J.,ne>  X  <  )'(  onnor,  of  Xo.  71  West  KJtli  street,  has 
been  in  existence  tw  o  \  eai'--.  althou^'h  lioth  mem1)ers  of  the  iirm  have 
been  identitied  with  l.uildm-  o].cralion>  in  Xew  N'ork  for  many 
years.  The  hrm  take--  -eiu-ral  contracts  and  from  the  many  clients 
for  whom  this  hrm  has  com]>letcd  work  we  learn  that  it  is  licld 
in  the  highest  esteem.  For  some  time  past  the  firm  has  completed 
manv  school  contracts  and  lias  been  lately  awarded  the  contract 
for  (iranmiar  School  Xo.  44,  on  Hubert  street,  near  Hndson,  in- 
\-ol\  inL;  an  e\])enditure  of  $200,000.  Jones  X  (  )T  onnor  ha\  e  al- 
ways adhered  to  le.nitimate  btiildini^-.  The}"  have  established  fcjr  them- 
selves an  excellent  re])ntation  for  ])rom])t  and  reliable  work. 

Thomas  B.  Leahy. 

As  L^eneral  >n])erintendent  and  clerk  of  the  wurks  in  the  construc- 
tion of  the  Waldorf  Hotel,  the  Manhattan  Athletic  Clul)  and  the 
Wilk>  r.tiildini^-,  llroad  and  Wall  streets,  Air.  Thomas  B.  Leahy 
needs  no  introduction  to  the  building'  trade  of  Xew  York.  Possess- 
ing- an  intimate  knowledt^e  of  detail  in  eacli  of  the  many  branches 
of  the  building  trades.  Mr.  Leahy  entered  the  field  of  general  con- 
tracting in  iS()2.  .Since  that  time  he  has  made  a  specialty  of  altera- 
tions, in  w  hich  line  he  has  been  eminently  successful.  He  has  secured 
a  large  ]:)ortion  of  the  more  imjxirtant  alteration  work  of  late,  of 
which  the  following  is  representtitive ;  .Shanleys, XIo.  1476  Broadway; 
St.  Cloud  Hotel;  the  row  of  houses  on  Broadway,  Nos.  1497-1513. 
His  addrt     1^  X.  1.  350  West  31st  street. 

Lewis  &  Jones. 

There  is  no  more  reliable  building  firm  in  .Xew  ^'ork  than  the  firm 
of  Lewis  X  Jones,  of  Xo.  2  West  14th  street,  ddie  historv  of  the 
nieiubers  of  the  hrm  i>  sufficient  guarantee  of  their  re] mtationsas  men 
of  sterling  wurth.  .Mr.  John  J.  Lewis  has  been  intimatel\-  connected 
with  the  building  tra<le  of  this  cit\-  for  50  years,  and  his  partner, 
Thomas  Jones,  for  more  than  25  years.  During  that  time,  individ- 
nall}-  they  ha\e  completed  man\-  large  contracts;  together,  since 
1887,  w  hen  the  ])artnershi])  was  formed,  the\-  have  hiushed  such  con- 
tracts as  ihe  l-'ulton  I'.uilding,  k'ulton  and  Xassau  streets ;  the  ofiice 
building  for  Kulm,  L<  icb  X  Co.,  I'ine  street;  the  (oft'ee  Exchange 
I'.uilding,  rebuikling  the  Manhattan  T.ank,  Wall  street,  besides  a 
nundjer  of  mercantile  buildings  on  Heekiuan  street  and  residences 
and  stables  throughcnit  the  citv. 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK. 


List  &  Lennon. 

The  firm  of  Alexander  List  and  Th(jmas  Lennon  was  formed  in 
1877.  l!otli  are  i)ractical  masun  huilders  and  t<),:;"ether  f(jrm  one  of 
tlie  most  substantial  c(  intractin^-  firms  in  Xcw  ^'llrk.  They  have 
laiilt  many  classes  of  structures  in  masDury  from  the  siiuple  resi- 
dence to  the  elaborate  heavy  masunry  uf  some  of  our  most  important 
buildings.  They  have  many  facLorics  in  tlic  mercantile  ])ortion  of 
the  city  below  14th  street,  and  a  lar^e  numlier  of  apartment  houses 
and  buildings.  Their  address  is  Xo.  301  W  est  5ytli  street. 

R.  McArtney. 

Air.  R.  .McArtne\-  i>  a  carpenter  liuilder  and  contractor  of  over 
t\vent\-  years'  experience,  lie  makes  a  specialtv  of  store  and  office 
work,  as  well  as  high  class  cabinet  work.  He  has  completed  the 
car])enter  work'  in  such  ])rominent  buildings  as  Matlhiessen  & 
W'iechers'  sugar  refiner\  in  jersey  (  itx  ;  .Mt.  Morris  Church,  127th 
street  and  5th  avenue;  1  )r.  Simpson\  Tal n  i-nacle,  at  4.^1  street  and 
Eighth  avenue;  ilracca  llor.ie,  conne.  u  d  uuli  the  ral)ernacle;  Cy- 
rus Clarke's  residence  at  <joth  street  and  kiversi.le  Drive;  Holly- 
wood I'lats,  at  .\'o.  110  W  est  ;v;tli  sir.  et;  \  ;in  I'asscl's  grain  ele- 
vator, I  \  (Ah  street  and  3d  avenue.  Mr.  .\lcArine\  also  does  a  large 
amount  (jf  l'(jstal  Telegra])h  Comiianx's  work.  His  address  is  X^o. 
66  West  58th  street. 

S.  K.  McGuire. 

The  re])utation  for  reliable  work  held  by  Mr.  S.  K.  McGuire,  car- 
I^enter  and  builder,  of  .Xo.  151  West  28th  street,  dates  back  nearly 
half  a  century.  In  1856,  the  ])resent  business  was  established  bv  Mr. 
Mc(iuire,  who  had  associated  with  himself  a  partner;  together  they 
carried  on  a  successful  business  for  30  years.  Subsequently  the  part- 
nershi])  was  dissolved,  and  to  Mr.  McGuire  fell  the  management  of 
a  well  estahlislieil  business.  He  has  operated  very  largely  in  high 
class  residences,  located  on  P^ifth  avenue  and  Madison  avenue. 
Among  mercantile  buildings  and  stores  he  has  also  been  successful 
in  securing  contracts.  A  few  of  his  more  important  jobs  are:  H. 
O'Neil  &  Co.'s  Store,  Sixth  avenue;  Xew  ^'ork  Cotton  Exchange, 
Beaver  street ;  Colonial  Clubhouse,  West  J2i\  street;  Idu-isl  Church, 
West  71st  street;  Grace  jNL  I*^.  Cluu-ch,  West  104th  street,  and  Xew 
York  Savings  Bank,  Eighth  avenue  and  14th  street. 

James  McMillen. 

Mr.  James  McMillen,  of  1 123  Broadway,  succeeded  in  accomplisli- 
ing  what  very  few  builders  from  outside  X"ew  York  have  done.  Com- 
ing to  Xew  York  from  the  Middle  West,  ]Minneapolis  and  afterwards 
Duluth,  where  he  ranked  as  one  of  the  foremost  carpenter  builders 
and  general  contractors  of  those  cities,  he  entered  the  metropolitan 
field  in  the  spring  of  1897  at  a  time  when  competition  in  the  building 


A  HISTORY  OF  REAL  ESTATE, 


line  was  at  its  keenest  for  nian\  years,  lie  succeeded  in  cai)turin<T^ 
the  entire  contract  of  the  l\o\altiin  bachelor  apartment  liotel,  a  con- 
tract involvint,^  an  expenditure  of  $5()(),ooo,  one  of  tlie  best  contracts 
awarded  that  vear.  lie  has  nianag'ed  its  construction  successfully, 
and  it  was  ready  on  January  i,  1898.  Mr.  McAJillen  will  probably 
continue  as  a  i^eneral  contractor  in  Xew  York. 

Harry  McNally. 

It  would  be  an  incomplete  list  of  successful  Xew  York  mason 
builders  and  general  contractors  in  which  the  name  of  Mr. 
Harry  McXally,  of  Xo.  287  Fourth  avenue,  did  not  appear.  Mr. 
McXallv  has  Iteen  connected  with  the  building  industry  in  this  city 
for  a  nund)er  of  years;  he  has  built  residences,  stables,  ware- 
houses, mercantile  buildings,  and  apartment  houses  in  different 
parts  of  the  city.  For  the  past  four  or  five  years  he  has  devoted  his 
attention  more  particularly  to  municipal  buildings,  and  in  this  he 
has  been  very  successful.  One  may  judge  of  his  success  in  this  line 
when  it  is  learned  that  at  the  present  time  he  has  in  course  of  con- 
struction four  school  liouses,  costing  $250,000  each,  and  over  500 
men  in  his  employ. 

Mapes-Reeve  Construction  Co. 

The  Mapes-Reeve  Construction  Company  is  a  corporation  organ- 
ized for  the  purpose  of  managing  all  kinds  of  structural  work  in  the 
building  line  under  one  head.  When  a  contract  is  taken  the  mason 
work,  the  carpenter  work,  the  electrical  work  and  all  the  depart- 
ments of  building  is  severally  managed  by  the  company  as  the  head. 
The  individual  members  have  been  connected  with  the  Xew  York 
building  trade  for  over  twenty  years.  The  officers  of  the  companv 
are  L.  O.  Reeve,  pres.;  F.  H.  Reeve,  vice-pres.  and  treas.;  D.  H. 
Mapes,  gen.  mgr.;  C.  W.  Reeve,  sec.  The  company  possess  a  repu- 
tation of  doing  none  but  high  grade  work,  and  it  is  well  known  they 
v>-ill  turn  away  contracts  and  refuse  such  wherein  cheapness  is  what 
the  investor  or  arcliitt  cl  ^eeks  for.  The  companv  have  built  largely 
in  the  city,  not  only  in  large  private  residences,  flats  and  apartment 
houses,  but  also  schools  and  hos])itals.  The  company's  address  is 
Xo.  150  Xassau  street. 

D,  Mitchell- 
Mr.  D.  Mitchell,  of  Xo.  155  East  Forty-fourth  street,  has  been 
connected  witli  the  Xew  York  building  industry  for  twenty-five 
years.  Mr.  Mitcliell  is  a  carpenter  builder,  having  during  his  career 
completed  nunil)erless  subcontracts  of  varying  size  throughout  the 
entire  city.  I  le  has  also  secured  the  entire  contract  of  some  import- 
ant mercantile  buildings  in  the  lower  part  of  the  city.  But  the 
greater  part  of  ]\lr.  [Mitchell's  building  is  done  in  connection  with 
some  of  the  estates  of  old  Knickerbocker  families.     He  has  built. 


BUILDISG  AND  ARCHITECTURE  IN  NEW  YORK. 


341 


rcjjaired,  altered  and  rebuilt  for  the  \'an  Buren,  Sloan,  Clark. 
Stevens,  Schernierhorn  estates.  The  fact  of  Mr.  Mitchell  havin<T 
been  connected  so  long  with  those  estates  is  ample  proof  of  his  thor- 
oughness as  a  builder. 

Charles  E.  Moore. 

Mr.  Charles  E.  ]\Ioore,  of  No.  81  Morningside  avenue,  is  a  rep- 
resentative builder  in  the  upper  districts  of  New  York.  He  has 
made  Harlem  the  scene  of  his  operations,  and  during  his  connection 
with  the  building  trade  he  has  contributed  in  no  slight  measure  to 
the  general  development  and  progress  made  in  the  residential  and 
business  thoroughfares  above  Central  Park.  Mr.  Moore  is  a  i)racti- 
cal  builder  and  is  familiar  with  its  many  details,  obtained  only  by 
experience.  .\s  an  employer,  he  requires  the  utmost  attention  to  de- 
tail from  his  workmen,  believing  that  general  excellence  can  only  be 
obtained  in  such  a  manner.  As  an  example  of  Mr.  Moore's  crafts- 
manshij)  we  submit  the  handsome  apartment  house  at  No.  81  ^forn- 
ingside  avenue. 

Murphy  Bros. 

The  firm  of  Murphy  Bros.,  whose  office  is  located  at  No.  407  East 
loist  street,  is  composed  of  Sylvester  A.  ^Nlurphy  and  Edward  S. 
Murphy.  Both  men  are  very  well  known  in  New  York  building 
trade  circles,  not  only  on  account  of  their  success  as  Iniilders  in  mer- 
cantile and  residential  structures,  but  also  in  the  large  number  of 
municipal  and  public  buildings  which  they  have  erected.  The  firm 
was  established  in  1882,  succeeding  Sylvester  ]\[urphy,  the  father  of 
the  present  members  of  the  firm,  who  was  a  well-known  mason 
builder.  Among  the  many  buildings  erected  by  them  arc:  police  sta- 
tions in  different  parts  of  the  city,  and  pu])lic  schools;  the  I'.rysipelas 
Pavilion,  Isolated  Pavilion,  boiler  house  and  laundry  at  llellevue 
Hospital;  handsome  residences  at  Irvington  and  Larchmont;  the 
Harlem  Clubhouse,  and  the  Musical  Union:  also  a  large  number  of 
warehouses  and  mercantile  buildings. 

Edwin  Outwater. 

Mr.  Edwin  Outwater,  of  No.  510  West  24th  street,  is  a  general 
contractor  who  combines  mason  and  carpenter  work  under  his  sup- 
ervision. He  began  as  a  carpenter  contractor  in  1881,  and  his  opera- 
tions met  with  such  uniform  success,  that  he  entered  the  larger  field 
of  general  contracting.  He  has  always  Iniilt  for  his  customers  in  a 
legitimate  competitive  manner  as  a  contractor.  His  chief  success  as  a 
builder  has  beer»  in  large  overhauling  and  alteration  contracts,  al- 
though he  has  built  some  prominent  mercantile  and  office  buildings. 
Among  the  jobs  which  he  has  just  completed  this  year  or  are  in 
course  of  completion,  are  two  handsome  residences  in  Nos.  6  and  8 
East  76th  street,  for  Mrs.  M.  T.  Ludlow  and  Mr.  Henry  Parish;  the 


342 


A  HISTORY  OF  REAL  ESTATE, 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  343 


carpentry  work  of  the  Gill  Ihiilding,  Xos.  9,  11  and  13  :\Iai(len 
Lane  ;  a  residence  for  Harvey  J'ish  in  Xo.  230  W  est  ;2d  street  ; 
also  for  Air.  J.  W.  Roosevelt,  in  Xo.  no  I'.ast  31st  street;  the 
overhaulincj  of  Xo.  34  ^^'est  52d  street  f..)r  J.  (  )aklev  Rliinelander. 
One  may  glean  from  the  above  list  the  extent  of  Mr.  (  )ut\vater's 
hnsiness  since  he  conmienced  building. 

James  0*TooIe. 

Mr.  James  (  )'T(:)ole,  (jf  Xo.  34S  I-.ast  S4th  street,  is  one  of  Xew 
York"s  reliable  mason  Ijnilders  an<l  general  contractors.  He  is  a 
l)ractical  and  ex])erienced  mend>er  of  the  craft,  ha\  ing  1)een  connec- 
ted with  it  in  the  capacity  of  contractor  for  nearlv  twenty  years. 
During  tliat  time  he  has  erected  numerous  structures  in  different 
parts  of  the  citv,  c()m])rising  warehouses,  residences,  stores,  besides 
a  large  amount  of  ])ublic  and  other  work.  Probal)ly  hi.s  greatest 
contract  is  one  which  has  ])een  recently  comjileted,  tliat  of  a  numi- 
cipal  building  in  (  rotona  I'ark.  I'-orough  of  tlie  I'.ronx.  :\lr. 
()'d'(,olc  has  also  c.impk-te<l  s,,nie  fuie  specimens  of  brickwork 
and  masonry  on  Ward's  and  I'dackwell's  islands. 

John  Peirce. 

]\Ir.  john  I'eirce  has  a  national  reputation  as  a  contractor.  His 
operations  ha\-e  exten<led  <i\'er  the  greater  part  of  tlie  I'uited  ."^tates, 
and  include  manv  magniticent  stnictiu'es,  both  pul)lic  and  ])ri\-ate. 
His  building  enterprises  have  ])een  highly  successftd,  a  circunrstance 
due  to  the  fact  that  everything  i>  done  nndi'r  his  ])ersoncd  direction. 
Mr.  F'eirce  is  President  of  the  Xew  Wn'k  and  Maine  (  Iranitt'  l'a\-ing 
I'.lock  Co.,  at  Xo.  5  r.eekman  street.  Me  is  also  tlie  largest  stock- 
holder of  the  llallowell  (  iranite  (  o.,  ami  many  other  concerns,  in- 
cluding the  r.odwell  (iranite  C  o.,  of  Rockland,  Me.,  the  Mt.  Waldo 
(iranite  Works,  of  iM-ankfort,  Me.,  and  the  .Stony  (^'reek  Co..  of  .Stony 
Creek,  Conn. 

Pizer  Bros. 

Tlie  firm  of  Pizer  liros.,  of  Xo.  241)  West  133d  street,  composed  of 
Leon  Pizer  and  Jacob  Pizer,  has  been  connecte<l  with  the  Xew 
York  building  trade  for  ten  \ears.  PIic  firm  has  built  generally 
on  a  speculative  basis,  but  the  structures  completed  l)y  them  are 
above  the  ordinary  type  usually  built  for  the  market.  In  the  be- 
ginning of  its  career,  the  firm  built  tenements  in  the 
lower  section  of  the  city,  but  attracted  by  the  larger  field 
in  the  upper  section  of  the  city,  the  firm  commenced  to 
build  in  the  upper  East  Side.  In  all.  Pizer  Bros,  have 
completed  in  the  latter  locality  seven  flats,  but  their  best 
work  is  that  which  is  just  completed — the  handsome  apart- 
ment house  extending  the  entire  front  of  Lexington  avenue,  be- 
tween 79th  and  80th  streets,  and  single  flats  on  the  adjoining  corners. 


344 


A  HISTORY  OF  RliAL  liSTATE, 


The  ]^)ncc■  I  )c  Ta-dii  and  the  Ihrnnswick  are  un(|uesti()nal)ly  the  peer 
of  any  ai)artnient  honse  on  .Manhattan  Ishmd.  J-'itted  with  the  best 
and  most  ini])roved  con\-eniences  in  ])lund)in^',  (hnnl)  waiters,  re- 
frigerators and  gas  rani^es.  they  form  model  a])artments.  The  stairs 
and  halls  are  marble;  the  ])hunbinL;  nickelled  and  ex])osed  and  beau- 
tifully designed.  Mantels  fitted  with  bevelled  iM-ench  mirrors  add 
to  general  effect.  Pizer  Bros,  expended  $400,000  on  this  handsome 
work,  none  of  which  sum  consisted  of  a  building  loan.  The  archi- 
tect, Mr.  George  Pelham,  designed  the  structure,  and  the  light,  air 
and  general  comfort  have  been  carefully  thought  of. 

John  G.  Porter  &  Co. 

Messrs.  John  G.  Porter  &  Co.,  Xo.  36  P.eekman  street,  are  mason 
builders  and  general  contractors  of  over  28  years"  experience.  Dur- 
ing tliat  time  they  have  completed  many  structures  of  various  kinds, 
ranging  from  the  alteration  and  jobbing  work  to  the  more  elaborate 
work  of  an  office  or  mercantile  building.  In  connection  with  their 
general  contracting  work,  Messrs.  Porter  &  Co.  have  been  especially 
successful  in  constructing  foundations  for  the  heavy  printing 
presses  of  the  large  New  York  dailies.  Mr.  Stephen  Hatten,  who 
is  associated  with  Mr.  Porter,  has  charge  of  this  division  of  the 
work.  Messrs.  Porter  &  Co.  have  completed  a  very  large  alteration 
contract  for  Clinton  &  Russell  in  No.  35  Park  avenue,  costing 
about  $125,000.  The  firm  is  also  retained  by  some  of  the  best 
houses  in  the  city  for  their  jobl)ing  and  alteration  work. 

Georgfe  W.  Prod8:ers. 

Mr.  George  W.  Prodgers  has  been  actively  engaged  in  New  York 
building  since  1883.  He  is  the  successor  of  the  firm  of  Smith  & 
Prodgers,  of  which  his  father  was  the  leading  member.  Mr.  George 
W.  Prodgers  acquired  his  i)ractical  knowledge  under  his  father's 
tutelage,  and  became  proficient  in  the  higher  class  of  building.  Mr. 
Prodgers  has  confined  his  oi)erations  to  a  substantial  class  of  build- 
ings in  which  there  is  no  speculative  nor  cheap  element  entering. 
He  has  ])uilt  a  variety  of  structures  in  different  parts  of  the  city 
thoroughly  excellent  as  to  (|uality  and  thoroughness  of  work.  His 
address  is  No.  1125  Uroadway. 

Paul  B.  Pugh  &  Co. 

The  coutrolling  force  in  the  firm  of  Paul  1'..  Pugh  &  Co.,  of  No. 
476  West  145th  street,  is  .Mr.  Paul  1!.  I 'ugh  himself.  Mr.  Pugh 
.started  in  business  as  a  carpenter  contractor  in  i8i;o.  In  i8(;4,  he 
formed  a  co-partnership  with  his  two  br(jthers,  the  firm  taking  its 
present  name.  Since  its  incei)tion,  the  compan\-  has  taken  many 
first-class  contracts  and  the  manner  in  which  the}-  have  been  execu- 
ted testifies  to  the  high  esteem  with  which  this  companv  is  held  in 
the  building  trade.    Mr.  Pugh  is  a  painstaking  and  conscientious 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  345 


employer,  and  the  work  completed  by  him  is  ample  evidence  of  that 
fact.  He  has  completed  the  trim  work  on  the  Hotel  Endicott,  Hotel 
Gerard,  lo-story  mercantile  buildinj?  at  Howard  street  and  Broad- 
way, and  another  in  Washing-ton  sqnare.  The  company  have  com- 
pleted trim  work  for  a  large  number  of  private  dwellings  and  have 
also  built  on  their  own  account  flats  and  private  dwellings.  Mr.  Pugh 
has  just  completed  the  Albemarle  apartment  house,  in  Xo.  361  West 
27th  street.    The  firm  will  now  enter  the  general  contracting  field. 

Stephen  M.  Randall. 

There  are  few  builders  who  have  been  able  to  successfully  com- 
pete in  Xew  ^'l)rk  l)uil(ling  circles,  and  in  addition  to  carry  on  a 
most  successful  general  contracting  business  in  Brooklyn.  Mr. 
Randall  established  his  business  in  Brooklyn,  where  his  main  office 
is  yet  located,  in  the  year  1868.  He  built  very  largely  in  Brooklyn, 
and  finally  came  to  Xew  York.  In  the  metropolitan  field  his  energy 
and  a])ility  have  found  their  scope,  and  it  is  only  right  to  state  that 
;\Ir.  Randall  has  proved  himself  to  be  one  of  the  most  able  and  suc- 
cessful competitors  in  the  arena  of  the  l)u;!ding  industry  in  this  city. 
His  Xew  York  office  is  located  at  i  125  Ihoadway. 

Edward  F.  Roach. 

In  the  ranks  of  mason  ])uil(lers  and  general  contractors  in  Xew 
York  there  is  none  who  possesses  a  more  thorough  knowledge  of 
the  details  of  the  craft  than  does  Mr.  Edward  F.  Roach,  of  Xo.  218 
West  2 1  St  street.  Mr.  Roach  is  a  capable  and  well-known  builder, 
and  all  the  structures  completed  by  him  show  by  their  general  finish 
the  master  builder.  He  has  completed  various  contracts  from  the 
alteration  of  a  residence  to  the  erection  of  stores,  warehouses  and 
other  mercantile  buildings.  In  the  residential  districts  he  has  built 
chiefly  on  the  West  Side,  although  generally  speaking  his  opera- 
tions have  extended  over  the  entire  city. 

Peter  Roberts. 

One  of  the  well  known  mason  builders  and  general  contractors  in 
the  lower  section  of  the  west  side  of  the  city  is  Mr.  Peter  Roberts,  of 
Xo.  276  West  Broadway.  He  has  operated  largely  in  the  dry  goods 
district  for  a  large  clientele  of  merchants,  overhauling,  repairing  and 
making  modern  some  of  the  old  style  stores.  Mr.  Ro^berts  has  also 
remodeled  many  residences  in  Fifth  avenue  and  adjoining  streets 
for  mercantile  purposes.  But  pro'bably  Mr.  Roberts'  greatest  work 
has  been  in  Montclair,  X.  J.,  where  he  converted  a  wide  stretch  of 
countrv  propertv  into  a  suburban  park  for  a  realty  coporation.  Mr. 
Roberts  built  at  Irving  Park,  as  the  suburb  is  called,  eight  hand- 
some dwellings  costing  $15,000  each. 


346 


A  niSTOR)'  or  REAL  ESTATE, 


Thomas  B.  Rutan. 

Air.  'J'honias  1>.  Rutan  is  one  of  Ilrooklyn's  most  ])roniiiK'nt  hiiild- 
tTS.  The  class  of  work  which  he  has  coni])lete(l  einliraces  >onic  of 
the  laro-est  and  most  ini]>i)rtant  ever  coni|)lete(l  in  that  cit\  .  Mr.  l\u- 
tan  lias  l)een  a  mason  builder  and  t^'cneral  contractor  since  1X63; 
he  had  previous  to  that  date  entered  the  buildint^  trade,  hut  on  the 
war  lireakin^;-  out  he  enlisted.  On  his  return  lie  reconnnenced  and 
(hu-iui.;  his  career  he  has  coni])letefl  such  structures  as  the  iNleclianics' 
r.anlv  r.uildinL^.  (  our;  and  Ahmtai^ue  streets,  considered  the  best  of- 
fice buildui-  in  I'.Pioklyn:  the  h'ourteenth  Regiment  .\rniory  at  Kth 
avenue  and  14111  street:  l'rosi)ect  Water  d'ower ;  Ihooklvn  ( 'itv  Rail- 
road lluildin-:  .St.  .Au.^ustine  Iduirch.  Thonia^  jeffer-ni  I'.uildiu-; 
i'lioenix  lluildin--;  People's  Rank  R.uildiu-;  ('entral  1 'robyterian 
Church;  Xational  C'itv  Rank':  Raldwin  RuildiiiL;",  and  a  lar^e  number 
of  the  hi^li-class  huildin-s.  llis  ad<lress  is  .\os.  4  and  5  Court 
square,  Brooklyn. 

Clarence  L.  Smith. 

The  business  carrie.l  on  by  Air.  Clarence  L.  .Smith,  of  Xo.  1  Alad- 
ison  avenue,  since  1S85.  is  a  lar.ye  and  extensive  one.  Air.  .Smith  I's 
one  of  the  lar.i;"e  cc)ntractors  doin^;'  exca\  atin^  worl;.  and  in  addition 
he  manages  a  larye  bui](lin<;-  material  sup]>ly  business.  In  connec- 
tion with  those  branches  of  the  building-  tra<le,  he  operates  one  of 
the  largest  truckin,;:;-  de|)artments  in  this  city.  .Some  of  the  largTst 
excavatini^- contracts  completed  b\-  him  are  those  of  the  AIetro])oli- 
tan  Rife  Insurance  Ruildini:'.  in  Xo.  i  Aladison  avenue.  .Sherr\'"s 
RRiitel,  441)1  street   and   I-dfth   a\enue,   ]la\-emeyer  St.nx's.  i'rince 

the  Church  of  St.  Alar\-  the  Airi^in,  and  the  two  wiiy^s  of 
the  Aluseum  of  Xattiral  lIistor>-.  The  buildino-  materials  for  the 
latter  buildiuij  and  the  Aretro])olitan  Life  Insurance  Ruilding-  were 
suiiplied  by  Air.  Smith. 

Edward  Smith  &  Co. 

Among;  the  well-known  cariienter  job'bers  doin.a;  a  higlT  class  of 
work  in  that  branch  of  the  buildins;'  trade  is  Edward  Smith  &  Co.,  ot 
No.  46  Ann  street,  and  Xo.  1  i()  West  3(;th  street.  The  business  was 
established  in  i860  by  Air.  .Smith,  but  since  the  formation  of  the  com- 
panv  Alessrs.  Thos.  R  Thompson.  A'alentine  Lvnch  and  William  F. 
Rirmin^'ham  have  been  admitted  as  iiartners.  The  coiupanv  pos- 
sesses a  lart;-e  clientele  for  whom  car])entrv  jobbint;-  has  been  done  for 
many  years.  Store  and  of^ce  fittincr  'uul  interior  decoration  work 
are  specialties  in  wdiich  Echvard  Smith  &  Co.  unquestionably  excels. 
Amont^-  the  concerns  for  which  the  company  does  w-ork  are  the  Pos- 
tal Teleq-raph  and  Commerce  Cable  companies. 


BUILDING  AND  ARCHITECTURE  IX  NEW  YORK.  347 


G.  F.  Tausig. 

Among  the  high-class.  reputa1)le  builders  and  general  contractors, 
in  New  York,  is  the  well-established  tirm  of  G.  F.  Tausig,  of  Xo.  256 
West  28th  street  and  257  West  27th  street.  Mr.  Tausig  has  been 
connected  with  the  building  industry  for  sixteen  years,  and  pre- 
vious to  that  acted  in  the  ca])acity  of  foreman  for  Xew  York's 
leading  Iniilder  fur  tive  \ear>.  .Mr.  Tausig  is  one  of  our  best 
carpenter  and  cabinet  workers,  having  a  wide  experience 
in  both  branches.  As  examples  of  his  capacity  as  a  builder 
wt  name  the  large  factory  at  146th  street  and  Railroad  avenue, 
and  the  fine  cal)inet  work  in  the  residence  of  T)r.  H.  Hullirnok  Cur- 
t's,  of  wliich  Mr.  TauMg  C(.ni])k-ted  tlic  entire  cwntrart.  lie  has 
completed  the  cabinet  and  carpenter  w .  >rk  of  the  \  w  <  \\ :^\vv\\  Elec- 
tric buildings,  at  I'.etliune  and  West  streets,  and  the  Xew  ^'ork  Eye 
and  l-'.ar  Infirniarw  The  car])entr\-  work  of  the  norlliea>t  corner  of 
r.roadway  and  ICightli  street,  an  e!even->tor_\'  l)uildiiig,  and  of 
many  other  mercantile  l)nildings  has  l)een  comjjleted  by  him. 

Terry  &  Tench  Construction  Co. 

The  skeleton  frami_-work  of  sonu-  of  our  large  office  .and  piibli.- 
buildings  now  ])eiiig  erected  in  all  oiu'  largei"  .\mericaii  eitie-  re(|uii\'s 
a  technical  engineering  knowledge,  in^x  ther  w  ith  a  practical  experi- 
ence in  structural  iron  work.  Aiinmg  the  l)est  known  and 
probably  first  among  the  largest  of  the  W  estern  bridge  constructors 
who  were  attracted  to  the  center  of  structural  iron  work  in  the  East 
i^  the  now  highly  re])utable  firm  of  Terry  &  Tench  Construction  Co., 
of  Xo.  i()45  Seventh  avenue.  Coming  to  Xew  York  from  Oregon 
in  the  spring  of  i8ij5  the\-  have  succeeded  in  establisliing  a  reputation 
for  reliable  and  rai)id  work  that  i>  >inii>l\  wonderful  considering  the 
short  time  the  firm  has  l)een  connected  with  .\'ew  \'ork  building 
circles.  Among  the  buildings  constructed  and  supplied  by  this  firm 
are  the  ]\Iills  House  Xo.  i.  Central  Xational  Bank,  Cushman  I'.uild- 
ing.  Grand  Central  Station,  Sherry's  new  building,  44th  street  and 
Fifth  avenue,  and  the  Hudson  lUiilding. 

Henry  Turner. 

]\lr.  Henry  Turner,  whose  office  is  located  at  X'o.  113  West  96th 
street,  is  a  representative  Xew  York  contractor,  whose  structures 
testify  to  his  ability  as  a  builder.  He  is  thoroughlv  familiar  with  all 
branches  of  the  building  trade,  and  it  is  his  attention  to  detail  and 
high  class  workmanship  recjuired  of  his  emi)loyees  that  have  brought 
about  in  all  the  buildings  completed  by  ]\Ir.  Turner  a  high  standard 
of  excellence.  He  has  built  to  a  great  extent  on  the  uj^per  West  Side 
of  Xew  York,  although  his  operations  have  not  been  confined  there 
exclusively.  He  is  a  practical  member  of  the  craft  and  is  recognized 
as  one  of  the  most  careful  and  thorough  builders.  :Mr.  Turner  exer- 
cises a  personal  supervision  over  his  work  with  the  result  that  it  is 
all  that  could  be  desired. 


348 


A  HISTORY  OP  REAL  ESTATE, 


C  H.  Van  Aken. 

While  the  New  York  building'  industry  embraces  many  particular 
ramifications,  there  is  no  branch  in  which  sound  judgment  and  wide 
experience  is  s(j  necessary  to  attain  success  as  in  that  branch  in  which 
a  contractor  figures  on  a  job  where  there  is  a  thorough  overhauling 
or  repairing  to  be  done.  Air.  C.  H.  \  an  .\ken,  of  .\o.  14S  West  4th 
street,  while  not  devoting  his  attention  wholly  to  rejiairing  and  over- 
hauling, is  one  of  the  most  successful  and  reliable  contractors  in  that 
line  of  work  in  the  city.  He  is  a  mason  builder,  and  previous  to  Ir  s 
entry  into  the  general  contracting  field  in  the  city  served  as  journey- 
man, and  for  many  years  acted  as  superintendent  to  some  well-known 
builders. 

E.  Van  Houten. 

The  list  of  Xew  York's  mason  builders  and  general  contractors 
comprise  many  able  and  ex])erienced  men.  The  name  of  Erskine 
Van  Houten,  of  Xo.  1181  Third  avenue,  comes  prominent  in  the 
list,  for  Mr.  \  an  llouten  is  one  of  New  York's  most  reliable 
builders  in  the  legilimate  trade.  He  has  been  connected  with  build- 
ing matters  for  many  years,  during  which  time  he  has  built  various 
structures  and  completed  extensive  alterations  in  different  parts  of 
the  city.  While  not  confining  his  operations  to  the  upper  East 
Side  Mr.  A'an  Houten  has  built  in  that  locality  to  the  greatest 
extent.  He  is  a  practical  ])uil(ler.  and  understantls  the  craft  thor- 
oughly. 

H.  H.  Vought  &  Co. 

The  building  firm  of  H.  H.  \'ought  &  Co.,  of  No.  159  East  54th 
street,  is  one  of  the  most  substantial  high-class  building  firms  in  the 
city.  They  have  been  connected  with  the  building  trade  since  1882. 
The  best  evidence  one  can  produce  regarding  its  efficiency  as  a 
building-  firm  is  the  list  of  structures  completed  by  them.  Among  the 
more  prominent  are  the  woodwork  on  the  new  Third  avenue  Cable 
Building,  66th  street  and  Third  avenue:  Convent  Sacred  Heart,  133.I 
street  and  Convent  avenue:  Skin  and  Cancer  Hospital,  19th  street 
and  Second  avenue:  Ratchelor  .Vpartments,  32d  street  and  Madison 
avenue:  West  End  Chai)el,  105th  street  and  Amsterdam  avenue; 
St.  Thomas  Church,  60th  street,  hirst  and  Second  avenues;  build- 
ing for  Mr.  E.  H.  Laudon,  44  East  66th  street;  building  for  Mr. 
John  Eastman,  Tarrytown. 

F.  H.  Wakeham. 

Mr.  E.  H.  Wakeham,  office  175  West  Houston  street,  belongs  to 
tile  younger  element  in  the  mason  and  general  contracting  trade  in 
this  city.  It  was  in  1890  that  Mr.  Wakeham  decided  to  open  an  of- 
fice and  enter  the  arena  of  competitive  contracting^.  He 
was  well  qualified  for  the  work.  He  possessed  a  thorough 
knowledge    of    the    building;   trade    in    all    its    details;    he  had 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


349 


served  his  apprenticeship  under  his  father  and  grandfather, 
both  of  whom  were  builders  in  this  country  and  in  Europe, 
and  he  became  proficient  under  them.  Previous  to  his  opening 
his  office,  Mr.  Wakeham  had  served  as  foreman  and  superintendent 
to  several  of  the  more  prominent  and  substantial  builders  in  the  city. 
Mr.  Wakeham  is  identified  with  the  'Mechanics'  and  Traders'  As- 
sociations and  is  a  member  of  the  Mason  Builders'  Association  of 
New  York.  Some  of  the  more  important  contracts  which  he  has 
completed  were  the  masonry  of  the  $300,000  alteration  to  the  Hotel 
Albemarle  and  the  erection  of  factories  at  No.  118  Hudson  street 
and  No.  137  Mulberry  street;  residence  at  No.  11  East  6ist  street, 
and  apartment  house  at  No.  967  Western  l!oulevard. 

James  G.  Wallace. 

James  G.  Wallace,  of  No.  56  Pine  street,  is  a  well-known  .\ew 
York  builder  of  the  better  class.  He  has  had  wide  experience  ex- 
tending over  eighteen  years,  and  during  that  time  he  has  completed 
such  buildings  as  the  Taylor  I'.uilding,  tlie  W^allace  Building  and  the 
Beard  Building.  Each  of  them  is  a  twelve-story,  modern  office 
building  situated  in  the  office  section  of  the  city.  For  the  past  ten 
years  Mr.  Wallace  has  confined  his  building  operations  to  the  mer- 
cantile portion  of  the  citv  and  many  of  the  warehouses  in  Greene 
street  and  that  section  have  been  constructed  by  him.  Previously 
Mr.  Wallace  built  extensively  in  the  middle  jjortion  of  the  upper 
East  Side,  that  territory-  between  26th  and  5(;tli  streets.  In  that 
section  he  built  many  tenements,  flats  and  apartment  houses. 

Thomas  G.  Wallace. 

Thos,  G.  Wallace  was  associated  with  his  father,  William  Wallace, 
in  the  building  trade  for  fourteen  years.  Four  year  ago  he  started  in 
business  for  himself  at  No.  130  Lexington  avenue.  Mr.  Wallace  is 
a  general  contractor,  but  he  makes  a  specialty  of  remodeling  build- 
ings. A  list  of  the  buildings  which  he  has  erected  includes  the  Cen- 
ter Court  Apartments  in  West  28th  street;  the  Hotel  Bernard,  in  Lex- 
ington Avenue,  at  30th  street;  Dr.  John  R.  Conway's  house,  in  Gram- 
ercy  Park,  and  his  present  office  building,  in  Lexington  avenue.  He 
has  done  work  for  such  architects  as  Clinton  &  Russell,  Renwick,  As- 
])inwall  &  (  )wen.  Parish  &  Schroeder,  John  B.  Franklin,  Hill  &  Tur- 
ner and  Charles  Bull.  Although  Mr.  Wallace  is  comparatively 
a  young  builder,  he  has  served  a  long  apprenticeship  under  the  very 
best  of  masters.  A  practical  knowledge  of  the  trade  is  very  essential 
in  building  as  may  readily  be  seen.  While  the  architect's  technical 
knowledge  may  be  in  a  large  measure  theoretical,  in  the  case  of  the 
builder  tliis  must  be  supplemented  by  experience  in  actual  con- 
struction. There  are  many  fine  points  connected  with  the  erection 
of  a  building  which  cannot  be  learned  from  text-books,  and,  as  a 
mere  matter  of  safety,  cannot  be  learned  by  experiment. 


350 


A  HISTORY  OF  REAL  ESTATE. 


P.  Walsh. 

Mr.  V.  W'alsli  belontjs  to  the  solid  and  rclial:)le  class  of  carpenter- 
Ijuilders  and  .general  contractors  who  liavc  contributed  in  no  slitjh.t 
manner  to  the  ])uildin,L;'  and  iKJiise  C(  in>truction  in  Xew  York.  He 
has  been  e>tab]ished  since  1S7J,  and  has  l)uih  to  a  i^reat  extent  in  the 
lower  section  1  if  the  we>t  >ide.  lie  is  a  lei^itiniate  builder  and  has 
built  on  ciinlract  inan\  I'acturies,  churches,  mercantile  ])uildin^'s  and 
])rivate  residriice^.  Amom^  the  more  im])ortant  contracts  comple- 
ted are  the  1  emble  I'.eth  Id.  ilowerv  i'.ranch  .M .  C.  .\.,  chm-ches 
of  St.  Jolni  the  I'.N-an-eh.M  and  the  .^acred  Heart,  rrsuline  C  onvent, 
in  r.edford  I'ark,  .^t.  hdizabeth's  .\cademy.  Home  of  Little  Sisters 
of  the  Poor,  in  io6th  street,  and  a  mercantile  building-  on  34th 
street  and  Tenth  avenue. 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK. 


352 


A  HISTORY  OF  REAL  ESTATE, 


A  REVIEW  OF  BUILDING  IN 
NEW  YORK  CITY. 

How  New  York  L'ity  lias  ,<j;-ru\vn  to  its  present  dimensions  is  one 
of  the  most  interesting  and  instructive  of  studies.    Why  it  is 
in  process  of  reconstruction  now  and  what  forces  are  sliaping 
its  future  are  matters  of  concern  not  only  for  the  city  fathers  but  for 
every  property-owner  and  every  man  who  is  engaged  in  the  great 
work  of  reconstruction  and  extension. 

It  was  said  by  an  architect  only  a  year  or  so  ago  that  he  could 
trace  the  growth  and  expansion  of  the  city  by  its  architecture,  be- 
ginning at  the  Battery  with  the  old  Dutch  brick  w^alled,  tile  roofed, 
houses,  part  shop  and  part  dwelling,  and  tracing  its  periods  through 
the  changing  phases  of  Colonial,  Greek.  Gothic,  French,  L'rench 
Mansard,  Queen  Anne,  Romanesque,  and  again  French  Re- 
naissance orders  and  styles  of  architecture.  Perhaps  he 
would  still  be  able  to  do  so,  but  the  monuments  by  which  he 
would  proceed  are  fast  disappearing.  In  a  little  while  he  will  not  be 
able  to  trace  the  growth  of  the  city  by  architectural  periods,  for  the 
city  is  undergoing  transformation.  The  old  orders  and  styles  are 
passing  out  of  use.  The  buildings  of  more  than  twenty-iive  years  of 
age  are  all  doomed  to  destruction.  The  millions  upon  millions 
that  they  represent  are,  have  long  been,  merged  in  the  value  of  the 
land,  and  the  recognized  requirements  of  the  future  city  are  calling 
for  buildings  of  an  order  that  is  new  to  architecture  and  construc- 
tion. One  of  the  most  beautiful,  elaborate  and  expensive  office 
buildings  the  city  could  boast,  built  just  thirty  years  ago  and  of  the 
most  massive,  fire-proof  construction,  was  torn  down  two  vears 
ago  and  replaced  with  one  not  more  beautiful  or  architecturallv 
true,  but  "up  to  date"  in  its  capacity,  equipment  and  provision  for 
modern  requirements.  The  New  York  Life  building  operation  is 
an  extreme  example,  not  likely  to  be  followed  by  individuals  or 
many  other  corporations,  but  it  is  illustrative  of  what  is  in  progress 
all  over  the  city.   To  be  able  to  appreciate  the  movement  at  its  full 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  353 

value  we  must  go  back  a  generation  and  examine  the  conditions  of 
construction  as  tliey  existed  at  tliat  time. 

lUiilding  in  Xew  York  has  from  the  beginning  been  largely  in- 
fluenced by  (.-conomic  considerations.  Ever  since  the  city  outgrew 
its  colonial  character  and  took  on  metropolitan  characteristics  it 
has  Ijcen  a  profitahle  field  for  the  builder  and  real  estate  operator. 
In  no  other  city  in  the  world  has  >o  niucli  capital  and  such  an  array 
of  forces  l)een  employed  in  producing  homes  and  places  of  employ- 
ment in  aiuicipation  of  inunigrati(.)n  and  the  natm"al  increase  of  pop- 
ulation. dhi>  conil)ination  of  capital  and  labor  in  productive  forces 
operating  in  a  ^ingle  industrial  field  ha.s  grown  with  the  growth  of 
the  city  until  its  annual  capacity-  in  the  production  of  new  ])uildings 
amounts  to  iiKjre  than  the  annual  cost  of  provisiomng  the  entire 
city.  In  times  of  national  prosperity  there  has  been  ])rofitab]e  em- 
ployment for  all  these  forces  and  by  their  etTorts  vast  sums  have 
been  aihkd  to  the  |)einianent  wealth  of  the  city.  But  there  have 
been  lean  \  ear.s  a>  w  ell  a.^  fal  one.-,  and  in  them  competition  has  at 
times  dealt  harshly  and  severel\-  with  these  forces.  Yet  out  of  this 
competition  have  grown  some  notable  advances  and  improvements 
in  the  arts  and  systems  of  construction. 

Twenty-five  years  ago  the  system  of  construction,  no  less  than 
its  architectural  design,  was  in  a  state  of  transition  in  Xew  York 
Citv.  There  had  been  several  years  of  practice  in  the  French  Re- 
naissance st\le,  with  modifications  now  and  then  in  its  application 
to  commercial  construction,  and  there  had  been  attempts  to  estab- 
lish some  forms  of  the  passenger  elevator  in  the  higher  buildings. 
But  in  the  fall  of  1871  the  Chicago  fire  raised,  among  other  things, 
some  important  questions  regarding  the  fitness  and  sufticiencv  of 
materials  for  certain  uses,  the  economy  of  non-fire-jiroof  construc- 
tion, and  the  ])ossibility  of  a  larger  use  of  the  area  to  be  built  upon. 

All  of  these  were  essentially  economic  questions,  having  refer- 
ence in  their  final  solution  to  the  main  question  of  income  in  its  re- 
lation to  the  investment.  For,  althi  ugh  Xew  York  has  many  nota- 
ble examples  of  ecclesiastical,  academic,  institutional,  domestic  and 
civic  architecture,  the  greater  portion  of  its  construction  has  been 
commercial,  and  in  this  class  of  construction  the  economic  consid- 


BUILDING  AND  ARCHITECTURE  LN  NEW  YORK.  355 

eration,  from  an  incidental  relation,  has  grown  to  be  the  first.  ]Many 
years  prior  to  1872  New  York  City  real  estate  had  taken  on  a  mer- 
cantile quality  rarelv  found  in  real  estate  operations  before,  and  had 
become  a  favorite  medium  of  investment  for  persons  of  surplus 
means.  The  (piestion  in  all  such  cases  is,  first,  "how  much  will  it 
cost?"  second,  "how  much  will  it  ])a\  ?" 

As  we  look  over  the  last  (|uarter  century  of  real  estate  and  build- 
ing activity  in  New  York  it  seems  as  if  every  efYort  in  connnercial 
architecture  and  construction  has  been  addressed  to  the  solution 
of  these  two  Cjuestions.  .\nd  the  effort  U)  solve  them  favora])l\-  to 
the  speculator  and  the  investor  has  resulted  in  some  ver\'  remark- 
able changes  in  the  art  and  s\>tini  of  construction.  The  evidence 
is  conclusive  that  in  and  throu^li  it  all  there  has  been  a  conscien- 
tious and  j)crsistent  effort  in  the  direction  of  im])rovement.  This 
effort,  we  now  see,  was  not  always  wisely  or  intelligentlx'  directed. 
The  conviction  in  course  of  time  entered  the  minds  of  our  builders 
that  beauty,  in  its  relation  to  construction,  possessed  the  element 
of  commercial  value,  and  the  effort  to  a])ply  beauty  to  their  stereo- 
ty])ed  forms  of  construction  resulted  in  some  grotes(|ue  creations. 

r.ut  at  the  beginning  of  this  period  of  rexiew  the  architect  was 
just  emerging  from  a  |)osition  of  subordination  to  the  builder  and 
architecture  began  to  l)e  considered  as  something  more  than  a  bar- 
ren ideality.    (  )ur  builders  had  previously  been  their  own  architects, 

fact  which  produced  at  least  one  satisfactor\-  residt  from  the  point 
of  view  of  the  present:  tlieir  wdrks  in  general  are  so  sim])le  and  in- 
expensive that  they  coimt  r,o\\  a>  ,sim])le  encum])rances  of  the  soil, 
like  old  stumps  and  field  stone.  In  sales  of  i)roperty  that  was  im- 
proved more  than  thirtx'  years  ago  the  buildings  seldom  figure,  either 
as  assets  or  liabilities,  in  the  i)resent  \ahie  of  the  ])ro])ert\  .  They 
are  utterly  unsuited  to  the  requirements  of  our  modern  day,  yet  they 
cost  nothing  to  remove.  The  emancipation  of  the  architect  nat- 
urallv  resulted  in  a  broadening  of  the  whole  field  of  construction. 
In  their  day  every  novelty  in  design  or  materials  was  deemed  an 
improvement,  and  in  one  respect  at  least  they  were  entitled  to  the 
distinction,  for  they  served  to  raise  from  Manhattan  Island  the  re- 
proach of  brownstone  monotony,  that  had  justly  attached  to  r!l  its 


356 


A  insroRV  ou  real  estate, 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  357 

works  for  a  generation.  For  commercial,  domestic  and  institntional 
building-  the  material  of  the  facades  was  always  the  same,  the  ever- 
lasting hrownsti  ine.  Here  and  there,  indeed,  the  one  inevitable 
doign  was  uccasionallv  worked  out  in  the  more  expensive  grey- 
stone,  a  tacit  acknowledgment  of  the  general  indictment. 

Originality  in  design  and  materials  was  under  these  circum- 
stances at  a  ])remium,  and  the  man  who  designed  the  first  Renais- 
sance facade,  with  its  colunms.  ])ilasters  and  arches,  its  deeply 
recessed  oijenings,  its  mansard  roof,  became  the  leader  of 
a  new  dispensation,  with  imitators  and  followers  of  all  sorts 
and  gradations.  llrownstone  was  aljandoned.  The  new  de- 
sign called  Un-  new  materials.  Nova  Scotia  freestone,  light  grey  in 
color,  fine  and  hrm  in  texture,  yielding  readily  to  the  carver's  chisel, 
was  used  to  some  extent,  but  our  more  ])retentious  buildings  were 
worked  out  in  a  light,  cream-colored  marble,  a  small  (|uarry  of 
which  was  uncovered  at  Tuckahoe.  U])  in  Westchester  (dunty. 
Cast-iron,  moulded  in  all  the  architectural  forni>  nece->ar\  in  the 
most  elaborate  facade,  was  fre(|ueutl\  employed  for  conunercial 
fronts.  The  French  design  was  eni])loyed  indiscriminately,  for 
dwellings,  for  commercial  buildings,  for  jjublic  l)uildings,  for  fac- 
tories and  for  stables — for  structures  for  which  it  was  well  adajited, 
and  for  those  for  which  it  was  in  no  wa_\  suitable.  It  wa>  e\i,n  em- 
plo_\  ed  for  wooden  houses  and  cottages,  with  wood  shingles  stained 
or  i^ainted  in  imitation  of  slate.  Many  a  man  who  had  U])  to  this 
period  been  content  to  be  a  practical  carix-nter  or  mason  builder 
now  wrote  himself  down  an  '"architect."  There  was  no  legal  pro- 
hibition, and,  really,  our  only  American  school  of  architecture  up 
to  this  time  was  the  field  of  practical  building  operations,  one  in 
which  experience  was  the  schoolmaster.  The  mansard  style,  as  it 
was  generally  termed,  had  a  brief  but  extensive  run  in  this  country. 
Its  sombre  wooden  examples  exist  in  cruml)ling  monuments  still 
in  every  town  that  can  boast  an  existence  of  thirty  years. 

The  close  of  this  first  French  period  in  the  building  history  of 
New  York  had  been  nearly  reached  when  the  period  of  our  present 
review  began.  We  had  already  in  existence,  as  examples  of  thi.s 
style,  the  Park  National  Bank,  in  Broadway,  between  Ann  and  Ful- 


358  A  HISTORY  OF  REAL  ESTATE, 

ton  streets;  tlie  Xew  ^'o^k  Life  rnsurance  Company's  l)uil(lins",  at 
Broadway  and  Ix-Diiard  street:  the  A.  T.  Stewart  retail  store,  at 
iiroadway,  <;tli  and  loth  streets  and  Fonrth  avenue;  the  first  Ecjuit- 
able  Life  Assurance  Society's  huihHnt;-  (with  a  passenfjer  elevator), 
from  which  the  present  imposini;-  structure  has  been  evolved  ;  the 
A.  T,  Stewart  mansion,  at  Infth  avenue  and  35th  street;  the  Do- 
mestic Iniildin;;-,  at  liroadway  and  14th  street;  the  Lord  &  Taylor 
and  AlcCreery  stores  in  limadway;  tlie  Masonic  Temple,  at  Sixth 
avenue  and  23d  street;  the  (  Irand  (  )i)era  House,  at  Eif;hth  avenue 
and  23d  street;  ISooth'.s  Theatre,  at  Sixth  avenue  and  23d  street; 
the  St.  James  Jlotel,  at  I'-roadway  and  26th  street,  with  a  steam 
passeui^er  elevator;  tlie  <  .ilse\  and  (Irand  Central  Hotels,  farther 
up  llrnadway;  the  I'ark  avenue,  over  in  Fourth  avenue,  designed 
at  tirst  for  a  working  women's  hotel;  the  Smith  building,  in  Cort- 
landt  street;  the  old  "Herald  building,  at  llroadway  and  Ann 
street  ;  the  "Si';!"  building,  and,  one  of  the  last  of  its  type,  the 
Drexel  building,  with  passenger  elevators,  at  Wall  and  Broad 
streets.  There  were  many  others,  of  generally  less  importance,  for 
the  five  years  from  1867  to  1872  were  productive  of  $180,000,000 
\vorth  of  buildings  on  [Manhattan  Island.  Some  of  these  were  faced 
entirely  with  cast-iron,  some  ])artly  with  cast-iron  and  partlv  with 
white  marl)le,  some  with  granite  and  marble,  some  with  Xova  Scotia 
sandstone  and  some  entirely  with  Tuckahoe  marble. 

We  were  already  engaged  upon  the  Xew  ^'ork  Lost  (  )f^icc  (for 
which  our  beautiful  City  Hall  was  dismembered),  then  generally 
considered  the  most  imposing  sample  of  the  h^rench  type  of  our 
public  buildings.  It  is  significant  of  the  state  of  the  public  mind 
at  this  time,  and  of  our  advance  as  a  nation  in  our  conception  of 
architectural  art,  that  the  public  prints  and  reviews  in  general  ap- 
]ir()ve(l  the  structure  and  its  location,  and  there  were  only  a  few 
cultiu-ed  souls  among  us  witli  courage  enough  to  ])rotest  against 
the  perpetration  of  such  an  enormitx'.  \\'e  see  now  that  it  was  the 
magnitude  of  the  structure,  then  cphte  the  biggi'st  tiling  in  the 
countrv  outside  of  ^^'ashington,  that  won  the  ap])roval  of  tlie  ])icto- 
rial  jiress,  and  with  it  the  mob.  It  is  so  even  in  our  own  times.  Many 
an  architectural  monstrosity  has  gained  a  permanent  location  and 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


360  A  HISTORY  OF  REAL  ESTATE, 

public  ap]iroval  in  t'u'  Aiiu-rican  inetro])()lis  that  lias  little  besides 
its  nionunu'iital  pr( i])()rtii  ln^  to  rc-cdniniend  it.  Thinfjs  need  only 
to  be  l)i,L;-L;er  than  conmion  tn  i^ain  the  a|)i)ri)val  of  the  majority, 
and  in  a  denK  icracw  of  coin-se,  the  niajorit\-  always  rules. 

Quite  a  considerable  number  of  the  buildin.q-s  of  the  h'rench 
mansard  type  were  of  nominally  fire-])roof  construction:  tliat  is, 
they  were  constructed  with  broad  and  massive  foundations  and 
walls  of  masonry,  with  iron  floor  beams  and  girders  resting  upon 
these  walls  and  ui)on  cast-iron  interior  columns  or  brick  piers,  and 
with  lloor  arches  of  set  up  brick  or  corrugated  iron,  each  leveled 
uj)  with  concrete.  The  stairways  were  either  of  stone,  encased  in 
brick,  or  of  cast-iron  in  open  hall  court.  Up  to  this  time  (t868- 
1872)  construction  for  connnercial  or  office  purposes  seldom  ex- 
ceeded five  stories.  The  economic  line  was  generally  drawn  at  the 
fourth  floor.  Above  that,  except  in  newspaper  offices,  only  the 
youthful  and  cheaper  classes  of  operatives  were  expected  to  go.  The 
effective  force  of  the  average  office  and  warehouse  employee  would 
stand  two  flights  of  stairs  without  complaint,  three  flights  with  mur- 
muring and  some  loss  of  effective  force,  but  four  flights  only  in  se- 
dentary employments.  In  other  occupations  the  loss  of  time  and 
energy  in  climbing  four  flights  of  stairs  was  not  compensated  for 
by  the  cheaper  rents  or  other  advantages  of  top-floor  locations.  In 
most  commercial  buildings  tlie  top  floor  was  used  for  light  manu- 
facturing or  bulky  storage  and  packing  purposes.  In  office  build- 
ings the  inevitable  janitor  had  his  residence  on  this  floor,  his  flower 
garden,  truck  patch,  back  yard  and  summer  house  on  the  roof. 
In  all  the  commercial  buildings  erected  during  this  period  there 
were  elevators,  for  freight,  worked  by  hand,  with  a  geared  hori- 
zontal windlass  that  was  suspended  from  a  wooden  frame  at  the 
top  of  the  elevator  shaft.  It  was  a  slow  affair,  but  it  answered  its 
purpose  without  improvement  for  many  years.  But  it  was  also  the 
germ  of  the  present  passenger  elevator  system,  the  main  factor  in 
the  most  momentous  revolution  in  building  known  to  modern  times. 

Two  events  happening  at  about  this  time  l)rought  the  French 
mansard  style  of  that  period  and  its  nominal  fire-proof  methods  of 
construction  to  a  test  which  it  could  not  stand,  and  it  was  almost 


362  .-^  HI  STORY  OF  REAL  ESTATE, 

as  su(l(lciil\-  and  coiiiplctely  (lr()i)i)c(l  as  it  Iiad  leaped  into  favor  five 
or  six  years  before.  The  hrin^inj^'  of  the  passenger  elevator  to  con- 
ditions of  ]-)ractical  utility  threatened  the  future  of  hitjh-class  com- 
mercial and  hotel  construction,  before  even  the  .qreat  tire  of  Chi- 
cago, on  October  9  and  10,  1871,  subjected  building  materials  then 
in  use  to  a  crucial  test,  the  result  of  which  was  to  forever  discredit 
some  forms  of  construction  then  extensively  enii)loyed  and  to  rele- 
gate some  materials  long  held  in  high  favor  to  inferior  positions. 
Chicago  at  the  time  of  its  famous  fire  contained  the  larger  propor- 
tion of  wood  construction  connnon  to  Western  cities,  and  a  consid- 
erable amount  of  nondescript  cheap  brick  and  wood  construction, 
but  it  had  also  at  the  time  many  nominal  fire-proof  buildings  of  the 
French  mansard  style,  and  more  cast-iron  front  commercial  build- 
ings, with  wooden  interiors  and  flat  roofs.  For  her  more  preten- 
tious buildings  she  had  a  fine,  close-grained,  tough,  buff  limestone, 
called  Lamont  marble,  the  product  of  ([uarries  fouml  wiiliin  forty 
miles  of  the  city  in  two  directions.  The  conflagration  sw  ept  the  en- 
tire business  portion  of  the  city  and  large  parts  of  its  choicer  resi- 
dence sections  completely  out  of  existence.  Over  18.000  buildings 
were  destroyed,  involving  losses  aggregating  $200,000,000,  which, 
through  the  ruin  of  many  insurance  companies,  was  distributed 
indirect!}-  pretty  nnich  over  the  entire  country. 

Certain  results  of  this  historic  blaze  made  lasting  impressions 
upon  construction  in  all  great  centres  of  population.  The  loss  of 
capital  through  the  ruin  of  insurance  companies  and  of  mortgagors 
compelled  a  study  of  the  means  of  prevention  of  such  fires,  and  this 
study,  as  a  matter  of  course,  began  with  the  materials  and  systems 
of  construction.  A  few  of  the  fire-proof  buildings  held  out  valiantly 
against  the  consuming  element  and  were  not  entirely  destroyed, 
though  every  particle  of  coml)ustiblc  material  contained  in  them 
was  destroyed  and  much  of  the  iron  work  was  so  warped  and 
twisted  that  it  had  to  be  taken  out.  Cast-iron,  for  the  fronts  of 
buildings,  in  streets  of  less  than  a  hundred  feet  in  width,  was  found 
to  be  most  treacherous.  In  several  instances  these  fronts  expanded 
and  buckled  and  fell  into  the  street  from  the  effects  of  the  intense 
heat  radiating  from  burning  buildings  on  the  opposite  side  of  the 


364  ^  HISIORY  Of  REAL  ESTATE, 

street,  hcfore  their  ci)ml)Ustil)le  intrriurs  liad  takt'ii  fire.  Lime- 
stone ])r()ve(l  hnt  a  ])i)()r  re^i^lant  of  tlu-  heat.  eraelsinL;  and  cnun- 
bhnL;-  i|uiekl}  iqx  m  expi  i^ure  ;  granite  w  as  hetter,  m  mie  (|uahties,  ci  >n- 
tainin^;  hn\L;"(.'r  | in >])ortii ins  of  (piariz.  ,L;i\inL;'  \\a\  (|uieker  than 
otiiers.  The  freestone  fronts,  of  whieh  tliere  were  several  from  In- 
diana quarries,  best  witli^tood  the  heat  test,  anion^-  the  huihling 
stones,  1)Ut  brick  alone  jjroved  a  perfeetlx'  rehable  resistant  in  the 
wall  mass.  Among  the  Chicago  ckax  ])its,  lio\\  e\  er.  w  ere  some  that 
were  largely  impregnated  with  iron  and  snl])liur,  and  the  i)henonie- 
non  was  observed,  after  the  fire,  of  a])iiarently  ])erfect  brick,  the  in- 
terior contents  of  which  fused  and  run  out,  leaving  only  the  holUnv 
shell  remaining.  In  other  mounds  of  ruins  iron,  glass  and  clay  were 
mixed  in  solid  molten  masses.  It  was  also  observed  of  the  free- 
stones that  such  as  were  laid  on  their  natural  bed  in  the  wall  with- 
stood the  effects  of  heat  and  water  better  than  where  the  stone  were 
set  on  edge.  In  the  latter  case  it  frecjuently  scaled  off  in  large 
flakes,  necessitating  sometimes  the  taking  down  of  the  entire  wall. 

Investment  in  Buildings. 

All  of  these  facts,  the  apparent  certainty  that  the  elevator  had 
come  to  stay ;  the  failure  of  many  materials  to  stand  the  heat  test, 
the  necessity  for  better  protection  against  fire,  and  one  other  fact, 
the  lowering  financial  skies  that  broke  a  year  later  in  the  most  dis- 
astrous panic  this  country  has  ever  experienced,  brought  the  build- 
ing movement  of  1868- 1872  to  a  practical  cessation  and  inaugu- 
rated a  period  of  extremely  conservative  business  in  the  real  estate 
and  building  lines  in  New  York.  The  maximum  of  construction 
for  this  period  was  reached  in  1871,  when  2,782  buildings,  costing 
$42,585,391,  were  erected,  h'rom  this  the  decline  was  rapid  to 
1874,  when  the  year's  production  embraced  only  1.388  buildings, 
costing  $16,667,414.  In  the  following  year  the  great  Park  Avenue 
Improvement,  a  joint  t)peration  between  the  New  York  Central 
Railroad  Company  and  the  city,  by  which  the  rapid  transit  tunnel 
was  constructed  and  the  open  cut  tlu-ough  which  the  railroad  ran 
from  4c;th  to  io6th  street,  was  closed  and  converted  into  a  tunnel, 
was  completed.    This  induced  a  slight  recovery  from  the  stagnation 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  365 


366  J  HISTORY  OF  REAL  ESTATE, 

of  tlu'  ])rcviiuis  yi-ar.  and  l)ui!(lin,<a:  to  the  amount  of  $18,227,000  re- 
snltf(l.  I '.lit  tlu-  rc-C(i\  eTy  was  nut  sustained.  The  (jperations  of 
buihlers  fell  dlY  in  1S76  to  $15,904,000,  and  in  1877  to  $13,365,000 — 
a  di-d])  of  70  i)er  cent,  from  the  figures  of  1871  ! 

15ut  this  was  ijed-ruck  year  with  the  building  trades,  as  well  as 
with  all  the_  other  ])rincii)al  industries  of  the  country.  From  1877 
dates  the  revival  of  the  building  industries.  The  factor  which  con- 
tributed more  than  any  other,  i)erhai)s  more  than  all  others,  to  the 
revival  of  building  which  Ijegan  in  1878-79,  was  the  construction 
and  inauguration  ,if  the  elevated  railroads.  After  the  period  of  de- 
pression, which  extended  from  1873  to  1879,  and  which  ended  with 
the  resunii)tion  of  sj^ecie  payments  on  the  ist  of  January  of  that 
year,  building  began  to  greatly  increase  in  activity.  It  was  slow  at 
first,  1878  showing  only  $15,209,000  worth  of  work  laid  out,  but  in 
1879  there  was  $22,567,000  worth;  in  1880,  $29,115,000  worth,  and 
in  1 88 1  the  figures  of  1871  were  again  exceeded,  with  a  total  of 
$43,391,000  worth  of  work  planned  for.  The  effects  of  the  panic 
and  the  long  ensuing  season  of  depression  were  past  and  the  spirit 
of  industry  again  was  buoyant.  But  values  were  no  longer  specu- 
lative. The  lesson  of  experience  had  been  a  bitter  one.  but  it  had 
been  thoroughly  ingrained.  Values  were  thereafter  to  be  deter- 
mined only  upon  productive  capacity  and  actual  demand  for  con- 
sumption. So  they  have  ever  since  continued,  which  is  largely  the 
reason  why,  during  and  since  the  panic  and  ])rolonged  financial 
stringency  of  1893-94,  real  estate  suffered  a  less  dejireciation  than 
any  other  property.  If  a  vacant,  unused  lot  is  worth  $10,000  in  the 
market  it  is  because  when  improved  in  the  manner  of  surrounding 
property  it  will  readilv  sell  for  that  sum.  If  an  improved  business 
property  is  worth  $100,000  in  the  market  it  is  because  it  pays  6  per 
cent,  net  or  more  ])er  annum  in  rentals  or  would  do  so  if  reimproved 
and  will  in  reasonable  ])rol)al)ilitv  continue  to  do  so.  These  in  gen- 
eral are  the  princi])les  which  govern  values  in  these  days  and  which 
give  stal)ility  to  the  niai i<et  in  trying  times. 

The  cost  of  new  buildings  continued  to  grow  without  important 
fluctuations  from  the  figure  of  1881  until  1886,  when  it  jumped  from 
$46,000,000  to  $58,500,000,  and  to  $67,000,000  in  1887.    In  1888 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  367 

came  anotlier  season  of  financial  depression,  and  building  dropped 
to  $47,000,000,  only  to  grow  again  with  the  disappearance  of  the 
depression  to  $69,000,000  in  the  following  year  and  to  the  highest 
total  ever  reached  in  the  history  of  construction  in  an\-  city,  up  to 
that  time. 

Mechanical  Appliances  in  Building. 

There  were  few  changes  in  the  systems,  methods  and  materials 
ot  building  from  1868  to  1873.  (  )n  some  of  the  more  important 
business  and  institutional  ljuildings,  the  mason  builders  had  experi- 
mented with  steam  platform  elevators  (after  having  discarded  the 
horse  power-boom  derrick,  which  was  used  to  some  extent  in  the 
"50s,  with  half-barrel  scoops  in  which  the  bricks  and  mortar  were 
raised  and  dum])e(l  wherever  wanted  on  the  building),  but  this  was 
not  an  economical  method,  except  on  large  buildings  of  four  or 
more  stories.  The  ]ilatform  elevator  with  a  single  pulle\  lioist,  for 
which  the  power  was  furnished  by  a  horse  walking  aw,i\  with  the 
line  to  lift  and  backing  up  to  allow  the  platform  ti»  (Iroji  li\  force  of 
gravitation,  was  the  hoisting  system  generally  em])lo\  L(l  for  raiding 
brick,  mortar  and  wooden  l)eams  above  the  first  story.  Stone  and 
iron  were  raised  bv  derricks  operated  by  hand  windlasses,  an  e.\- 
ceedinglv  slow  method,  until  larger  buildings  came  to  be  built.  The 
first  derricks  in  this  cit\-  on  which  .steam  was  used  for  the  motive 
power,  were  used  l)\^  Ihiilder  Jeremiah  T.  .Smith,  in  1870,  in  con- 
structing the  fomidations  of  the  new  I'ost-office. 

The  first  application  of  steam  power  to  derricks  used  for  the  rais- 
ing of  iron,  was  on  the  Morse  lUiilding,  in  Nassau  .street,  by  Post  & 
McCord,  in  1878.  (  )ne  dav  .Mi.  I'ost,  of  thai  firm,  sat  impatiently 
watching  the  incalculably  slow  motion  of  the  derricknien  in  hoisting 
a  girder.  He  began  to  think  about  plans  for  getting  u])  sonie  show 
of  speed  in  that  branch  of  the  work,  and,  after  figuring  a  little  on  the 
problem,  very  promptly  concluded  that  steam  jjower  was  what  he 
wanted.  That  same  day  he  purchased  a  boiler  and  engine,  and  the 
next  dav  had  it  in  operation  on  the  job.  In  speaking  of  it.  ^Ir.  Post 
said:    'T  saved  the  cost  of  the  boiler  and  engine  on  that  job." 

It  was  in  1870-71  and  '72  that  the  chain-ladder  elevator  came  into 


368 


A  HISTORY  OF  REAL  ESTATE, 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  369 


24 


3  .  Ji' 


370  A  HISTORY  OF  REAL  ESTATE. 

use.  The  tradition  of  this  matter  is  a  httle  contra(Hctory,  but  from 
the  best  inforniatioii  ol)tainal)le,  it  appears  that  tlie  chain-ladder 
type  of  liod-hoisting  machine  was  first  employed  in  the  construc- 
tion of  the  Post-ofifice.  In  its  original  form,  it  was  operated  by  a 
hand  windlass  from  l)elow,  but  after  falling  bricks  had  indented  the 
skulls  of  a  few  o|>erators,  the  windlass  was  shifted  to  the  top  Hoor. 
Tliis  machine  \\a>  slow  of  operation  and,  therefore,  grew  but  slowly 
in  favor.  It  was  not  until  the  application  of  steam,  in  the  late  "70s, 
that  the  hod-hoisting  machine  began  to  exert  a  marketl  and  im- 
portant influence  in  lessening  the  cost  of  construction.  In  its  present 
form  it  is  one  of  the  most  effective — if  not  the  most  effective — of 
labor-saving  devices  in  the  ljuilding  industries.  W'xih  the  steam 
derrick  for  the  hoisting  of  stone  and  iron,  and  a  modern  hod-hoist- 
ing machine,  and  a  platform  elevator  for  fire-proofing  and  wheel- 
barrows and  small  materials,  the  labor  cost  of  construction  has  been 
reduced  by  from  50  to  80  per  cent — according  to  the  height  of  the 
building.  Really,  if  builders  were  bound  to  the  slow  and  tedious 
processes  of  hoisting  and  handling  materials  that  obtained  twenty- 
five  years  ago  the  cost  of  construction  of  twelve  and  twenty-story 
buildings  would  be  well-nigh  prohibitive.  Then  a  block  of  stone  or 
an  iron  beam  would  l)e  moved  by  aid  of  wooden  rollers  and  pinch- 
bars  to  a  point  directly  under  the  derrick,  and  when  the  clamps  were 
applied  four  men  would  apj)!}-  thenl^elve.^  to  the  cranks  of  the  wind- 
lass, an(.ither  would  tend  the  gu}'  rope  and  often  another  would  tend 
the  tackle  from  the  top  of  the  building.  In  tedious  course  of  time 
the  stone  would  reach  the  top,  and  with  much  tugging  and  pulling 
would  be  brought  to  position.  Now  the  stone  or  beam  is  grappled 
at  any  i)oint  within  reach  on  the  sidewalk,  a  lever  is  turned,  the 
steam  windlass  revolves  twent}-  times,  where  formerly  it  revolved 
once,  the  toj)  is  (|uick]y  reached,  another  lever  lifts  the  boom  and 
guides  it  to  desired  ])o-ition  and  the  stone  is  dropped  just  where  it  is 
Avantcd..  Twentx  times  the  amount  of  work  can  l)e  done  with  this 
a])pliance  th;it  wa>  formerly  ])os.si])le  with  the  IkukI  derrick'.  If  the 
cost  of  fire-proof  buildings  lia^  declined  from  S3  to  35  cents  ])er 
cubic  foot  in  twenty-five  \  ear>,  a^  M>nie  maintain,  no  small  part  of 
this  economy  has  been  effected  the  steam  hod-hoisting  machine, 
the  steam  platform  elevator  and  the  steam  boom  derrick. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  373 

Passenger  Elevators. 

The  i^picl  development  of  the  passenger  elevator  has  had  an  im- 
portant and  far-reacliinj^  result  upon  construction,  mainly  in  this 
country,  but  also  in  foreign  lands.  '  After  the  trial  of  the  vertical 
screw  elevator  in  the  Fifth  Avenue  Hotel,  years  prior  to  1868,  there 
was  a  long  period  of  some  six  or  seven  years,  during  which  the  in- 
ventors and  manufacturers  of  passenger  elevators  received  but  poor 
encouragement  from  builders  or  the  general  i)ul)lic.  The  history 
of  their  early  trials  and  tribulations  is  a  lesson  in  the  value  of  perse- 
VoTance  in  well-doing.  The  first  of  the  susi)en(led  steam  elevators 
of  the  (  )tis  t\  |)e  was  put  in  the  .St.  James'  Hotel  in  1866,  two  years 
before  the  beginning  n\  our  ])eriod  of  review.  This  type  came  into 
pretty  extended  use  during  the  next  seven  years,  but  it  never 
attained  to  popular  approval.  The  jerky  motion  that  was  well-nigh 
inseparable  from  them  and  the  accidents  that  attended  their  intro- 
fluction  were  factors  inimical  to  their  growth  in  popularity. 

Then  the  water-balance  elevator  was  invented.  It  was  a  great 
improvement  upon  the  steam  elevator,  but  in  its  original  form — a 
cage  in  a  shaft,  suspended  over  a  ]iulley  by  a  wire  cable,  at  the  other 
end  of  whicli  w  as  a  wr(  iUglit-iron  bucket  a  little  less  weighty  than 
the  cage,  and  which  was  filled  at  the  top  of  its  cylinder  with  water 
from  a  tank,  and  when  the  brake  was  loosened  would  descend  hy 
gravity  and  pull  the  cage  up,  and  at  the  ])ottom  of  the  cylinder  was 
emptied  and  threw  the  balance  of  weiglu  to  the  cage,  whicli  would 
then  descend  and  ])ull  the  bucket  up — it  was  lialjle  to  esca])e  from  the 
control  of  the  operator  and  produce  startling  and  un])leasant  if  not 
injurious  sensations,  ft  was  tirst  ])Iaced  in  this  form  in  this  citv,  in 
the  new  W  estern  Tnion  lUiilding,  in  1 '.roadway,  in  1873,  and  con- 
tinued in  service  there  until  the  fire  in  that  liuilding  in  i8gi  de- 
stroyed it.  The  fastest  speed  ever  (levelojjed  in  passenger  elevators 
was  by  this  gravity  system. 

Europe  was,  about  this  time,  exjjerimenting  with  diiect  acting 
hydraulic  ram  elevators,  which  required  the  construction  of  a  ver- 
tical cylinder  in  which  the  plunger  operated,  beneath  the  car  and  as 
deep  in  the  earth  as  the  elevator  shaft  was  high  above  it.  It  was  safe 
enough  to  overcome  the  scruples  of  even  the  Europeans,  but  it  was 


374  ^  HISTORY  OF  REAL  ESTATE, 


HISTORY  OF  REAL  ESTATE, 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  7:77 

very  costly,  slow  and  impracticable  for  buildings  of  more  than  five 
or  six  stories.  Some  were  constructed  in  this  country,  but  few  of 
them  are  now  used,  and  these  only  in  Europe. 

In  an  effort  to  obviate  the  difficulties  of  the  hydraulic-ram  ele- 
vator the  telescope  cylinder  was  invented,  and  one  of  these  was 
placed  in  the  new  Post-office  Ikiilding  in  this  city.  But  it  was  un- 
certain of  action  and  difficult  to  keep  in  re])air,  and  was  therefore 
abandoned.  Then  came  the  vertical  c\linder  hxdraulic  elevator  of 
the  modern  type,  and  lastl\  the  electric  elevator.  These  have  prac- 
tically superseded  all  former  t\i)es,  and  are  in  general  and  rapidly 
extending  use  in  this  and  other  countries.  It  would  be  folly  now  for 
anyone  to  construct  an  office  l)uilding  or  hotel  or  a]);u'tiuent  house  of 
even  ordinary  size  witlujut  them,  and  business  l:uildings  are  l)ehind 
the  times  that  are  not  equipped  with  them. 

The  effect  of  this  develo|)nient  of  iIk'  jiassenger  elevator  ujjon 
modern  construction  has  been  re\-olutio;iary .  lluildings  like  the 
Park  National  Bank  and  the  .\ew  \ nv\<  Life  Insiu-ance  Iluilding, 
constructed  in  i86S  and  iHfxj,  were  not  designed  to  use  elevators. 
Before  this  time  there  was  no  object  to  be  gained  in  ])uilding  office 
buildings  more  than  five  stories  high,  for  above  this  the\  would  not 
rent.  When  they  began  to  be  increased  in  height,  in  consecpience 
of  the  improvements  in  the  elevator,  the  first  ventures  were  Init 
moderate.  The  steam  elexator  of  that  ])erio(l  was  a  disagreealjly 
])ulsating  affair,  and  builders  had  their  niisgi\  ings  as  to  what  would 
come  of  it.  llowever,  the  l''(|uitai)le  lUiilding.  the  first  section  of 
which  was  built  in  1869-70,  was  an  ele\-ator  l)uilding.  Passenger 
elevators  were  not  only  recognized  as  a  necessit\-  for  new  high  build- 
ings, 1)ut  for  the  older  buildings  with  any  ])retensions  te)  size,  thev 
were  eciually  necessary. 

Fireproof  Buildings. 

One  of  the  results  of  the  great  fires  in  Chicago  and  Boston  was  to 
test  building  materials  as  they  had  never  been  tested  before,  and  in 
that  test  many  preconceived  notions  were  unsettled  and  removed. 
Fronts  of  cast-iron  received  their  death  blow  ;  granite  w  as  shown  to 
be  a  poor  resistant  of  heat :  limestone  stood  the  ordeal  better,  but 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  379 

scaled  and  flaked  badly  wherever  it  was  set  in  any  degree  off  the 
level  of  its  natural  bed  ;  sandstone,  of  all  the  stones,  to  which  family 
belong-  our  brownstnnes  and  graystones — such  as  the  Belleville, 
Greenville  and  Long  .Meadow  and  Nova  Scotia  varieties — best  with- 
stood the  action  of  the  intense  heat.  lUit  better  by  far  than  all 
stones,  was  brick,  llrick,  hard  and  well  made,  again  demonstrated 
its  superiority  as  a  l)uilding  material  in  the  trial  by  fire  ;  tlKJUgh  even 
these  did  not  always  resist  the  action  of  the  crucial  L-lemcnt. 

Fire-proof  construction,  as  it  had  been  known  up  to  this  time, 
was  found  to  be  no  security  against  such  an  ordeal.  Wooden  doors, 
door  frames  and  window  frames  and  uni)rotecte(l  glazed  windows, 
aft'orded  eas_\-  ingress  to  the  fire,  which  once  inside  the  fire-])roof 
building  found  plenty  of  material — wooden  ])artitions  and  trim, 
wooden  floors,  office  and  store  furnishings  and  fittings.  coml)usti- 
ble  merchandise,  often  wooden  elevator  shafts  and  wooden  .Mansard 
roofs,  with  outside  coatings  of  slate.  These  facts  were  not  over- 
looked by  New  York  architects  and  builders.  They  made  their  im- 
pression upon  the  craft  in  every  city  of  the  civilized  world,  and  led 
to  the  revolution  of  building  construction.  The  fire  insurance  com- 
panies, those  which  survived,  instituted  man\-  new  safeguards 
against  fire  and  by  difl'erentiating  their  tarift's,  charging  high  rates 
where  the_\'  were  ignored  and  reducing  in  ])roportion  where  the\' 
were  adopted,  led  to  their  widespread  atloption  even  in  this  city. 

.\  list  of  the  fire-])roof  buildings  in  this  city  (or  to  be  e.xact,  in 
the  Borough  of  ^ilanhattan)  would  be  an  almost  endless  one,  but 
making  brief  reference  to  the  earlier  ones  of  modern  construction  in 
their  chronological  order,  the  Park  Bank  was  constructed  in  1868, 
and  the  old  New  York  Life  Insurance  I'.uilding  in  i86q.  The 
Equitable  building  was  constructed  in  1870;  it  was  Innlt  with  gran- 
ite front  walls,  in  the  prevailing  French  style,  with  ^Mansard  roof. 
The  Ulterior  construction  was  of  masonry  partition  walls,  iron  beams 
and  segmental  brick  arches.  It  was  originally  five  stories  high. 
Jer.  T.  Smith  was  the  mason,  J.  G.  Batterson  the  granite  contrac- 
tor, and  J.  B.  &  J.  M.  Cornell  the  iron  contractors.  In  1887  the 
building  was  enlarged  to  its  present  symmetrical  dimensions,  Geo. 
B.  Post  being  the  architect  and  David  H.  King,  Jr..  the  builder.  In 


New  York  City. 


TOWER   OF   MADISON   SQUARE  GARDEN. 

(1SS9.)  McKim,  Mead  &  White.  Architects. 


382  A  HISTORY  OF  REAL  ESTATE, 

the  first  section  tlie  floors  were  constructed  of  common  brick  arches 
between  iron  beams  and  furred  underneath  with  metal  lath,  plas- 
tered, to  get  level  ceilings  ;  the  minor  partitions  were  of  angle-iron 
studs,  covered  with  metal  lath  and  i)lastered.  In  the  added  portions 
of  the  building  the  floors  were  of  hollow  burnt  clay  flat  arches,  be- 
tween irdu  beams,  and  the  partitions  were  of  burnt  clay  blocks.  The 
next  fire-proof  building  of  importance  was  the  Drexel  Building,  at 
Broad  and  Wall  streets.  It  was  built  as  an  elevator  building,  seven 
stories  high,  in  1872.  It  was  one  of  the  last  of  the  French  type  of 
business  structures,  was  built  of  white  marble,  with  fire-proof  inte- 
rior construction,  and  with  a  Mansard  roof.  Two  other  office  build- 
ings were  built  in  Wall  street  ab(Ait  this  same  time  and  to  about  the 
same  height.  These  were  ec|uipped  with  steam  elevators,  without 
which  they  would  not  have  been  built  so  high.  The  Western  Union 
Building,  at  Broadway  and  Dey  street,  was  the  first  of  the  really 
large  office  buildings  to  be  erected.  It  was  built  in  1873,  ten  and 
a-half  stories  high,  the  three  upper  of  which  were  in  a  mansard  roof. 
Geo.  B.  I'li^t  was  the  architect  and  Smith  &  Rogers  the  biiilders. 
It  was  ef|ui])i)ed  with  two  elevators,  one  of  them  a  water  balance 
(the  first  to  be  built  in  this  city)  the  other  a  steam  elevator.  Two 
months  later  the  Tribune  building,  from  plans  by  Richard  M.  Hunt, 
was  started,  Peter  T.  O'Brien  being  the  builder.  It  was  planned  as 
an  eight-story  building,  with  two  steam  elevators,  for  which  hy- 
draulic elevators  have  since  been  substituted.  For  many  years  the 
Tribune  building,  with  its  tall  tower,  was  the  most  conspicuous 
architectural  work  in  the  down-town  section  of  the  city.  But  this 
was  in  the  nud.st  of  the  long  period  of  depression  in  the  building 
trades,  and  the  construction  of  buildings  influenced  by  the  im])roved 
passenger  elevators  did  ntjt  begin  in  real  earnest  tuitil  the  resump- 
tion of  investments  in  real  estate  about  five  years  later,  in  1879. 
Then  came  in  order  as  named  the  Boreel  building;  the  Morse 
building,  in  1878:  the  original  Temple  Court,  in  1878-9;  the  United 
Bank  building,  in  1880;  the  Mills  and  Potter  buildings,  in  1881-82; 
the  Produce  Exchange,  in  1881-84;  tlie  Welles  building,  in  1881  ; 
the  Western  Union  Telegraph  I)uilding,  at  Fifth  avenue  and  23d 
street,  in  1883;  the  Standard  Oil  and  the  Washington  buildings. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


383 


384  •'   HISTORY  OF  KIIAL  ESJAT/l, 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  385 


New  York  City. 


MADISON  SQUARE  GARDEN. 

McKir.i,  Mead  &  White,  Architects. 

(1889.) 


386  .1  HISTORY  or  REAL  ESTATE, 

in  1S84;  Aldricli  Court,  in  1886;  the  United  States  Army  building, 
in  \\'hil(,-liall  street,  in  188O-88;  and  tlie  Consolidated  Exchange, 
ui  1887.  'I'lu  se  buildings  were  all  of  the  fire-proof  type  of  ofBce 
building,  with  ^olid  ina>(jnry  walls,  iron  or  steel  l)eams  and  gird- 
ers, and  ivon  or  nia.sonry  interior  supports.  The  floors  and  parti- 
tion■^  and  the  material  of  construction  i)artook  in  each  instance  of 
the  very  great  ini]irovements  wliicli  characterized  this  ])eriod  and 
which,  after  1875,  greatl\-  lessened  the  cost  of  c(jnstruction  in  each 
successive  case,  as  we  shall  see  later  on. 

Compared  with  the  cost  of  construction  in  1868-69  the  build- 
ings constructed  on  the  fire-proof  plan,  and  designed  to  be  used 
with  elevators,  in  the  period  from  1874  to  1880,  were  cheaply  built. 
Wages  had  declined  to  $2.50  and  $3  for  bricklayers ;  the  same  for 
carpenters ;  $2.75  to  $3  for  stone  masons ;  $3  for  plasterers ;  $2.50 
for  painters,  and  $1.75  to  $2  for  laborers.  These  were  less  by  from 
25  to  50  per  cent  than  they  had  been.  [Materials,  too,  were  cheaper 
by  about  the  same  percentages.  Brick  that  ten  years  before  ruled 
from  $7  to  $12  per  thousand,  sold  now  at  from  $5.25  to  $8.25. 
Cement  had  declined  from  $1.75  to  $1.10;  lime  from  $1.25  and  $2  to 
$1  and  $1.15  ;  pine  lumber  from  $22  and  $25  to  $17  and  $18:  hem- 
lock in  about  the  same  proportion ;  spruce  remained  about  the 
same;  granite  declined  from  75c.  and  $1.50  to  60c.  and  $1.25; 
freestone  from  $1.15  and  $1.40  to  75c.  and  $1  ;  marble  from  $2  to 
$1.25  and  $1.50,  and  other  materials  generally  in  similar  propor- 
tion. Iron  was  higli,  American  ])ig  ruling  at  $33  and  $34  per  ton, 
and  wrought  beams  selling  at  4.6  cents  per  pound.  The  average 
cost  of  the  Iniildings  declined  from  $19,021  in  1873  to  $9,102  in 
1878.  They  jumped  from  the  latter  figure,  however,  to  $17,381 
in  1882  and  to  $21,282  in  1893,  not  on  account  of  anv  increase  in 
prices  or  labor,  for  the  increase  had  not  yet  taken  ])lace,  l)ut  rather 
because  larger  and  better  classes  of  buildings  wer^'  being  erected. 

Notwithstanding  these  facts,  from  the  ])resent  ])oint  of  view  all 
of  the  Imildings  wdiich  have  been  mentioned,  as  all  that  were  built 
previous  to  1889,  were  of  very  expensive  construction.  Although 
the  interior  construction  was  much  lighter  than  wt)ul(l  have  been 
the  case  had  masonry  supports  Ix-en  used,  the  main  walls  of  all 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


387 


HISTORY  OF  REAL  ESTATE, 


390  A  HISTORY  OF  REAL  ESTATE, 

these  buildings  were  necessarily  of  very  heavy  construction.  This 
fact  imposed  restrictions  upon  the  height  of  buildings  which  even 
the  steam  elevator  could  not  overcome.  The  object  planned  for, 
then  as  now,  was  rentable  floor  space.  Except  in  a  few  cases  the 
lower  floor  produced  the  highest  income  from  rents  and  the  rent- 
als grew  less  as  they  progressed  towards  the  top  floor.  The 
higher  the  building  the  thicker  and  broader  the  walls  had  to  be, 
and  thick  walls  consumed  the  greater  amount  of  space  in  the  most 
valuable  parts  of  the  building.  There  came  a  point,  therefore,  at 
which  the  consumption  of  floor  space  in  the  lower  stories  more  than 
ofifset  the  productiveness  of  the  increased  floor  space  at  the  top  of 
the  building.  This  difference  in  the  rentable  value  of  the  floors 
was  largely  equalized  by  the  perfection  of  the  easy  and  rapid  mov- 
ing hydraulic  elevator,  and  the  later  structures  of  this  character  are 
accordingly  the  loftier. 

But  about  the  time  that  the  fact  became  clearly  demonstrated  that 
there  was  an  active  and  growing  demand  for  offices  in  the  upper 
stories  of  the  tallest  buildings,  the  last  and  greatest  improvement 
in  the  system  of  construction  of  office  and  business  buildings — the 
steel  skeleton  construction — made  its  appearance.  A  framework 
of  steel  is  embedded  in  masonry  and  carries  all  the  floor  loads,  to- 
gether with  the  outer  walls  themselves,  or  the  steel  cage  may  be  so 
placed  as  to  carrv  the  floors  only,  leaving  the  outer  walls  to  sustain 
themselves  independentlv.  The  powerful  incentive  of  saving 
space  required  by  the  old  method  of  solid  walls  soon  secured  the 
adoption  of  the  skeleton  construction  for  high  buildings.  The 
goodly  number  of  tall  buildings — including  the  Manhattan  Life, 
the  Cable,  the  American  Surety,  the  St.  Paul's,  the  liowling  Green, 
the  Empire,  the  Syndicate — that  have  been  erected  within  the  past 
few  years  on  the  skeleton  principle  make  it  manifest  that  we  are  as 
yet  only  in  the  infancy  of  tall  building  construction.  Unless  the 
law,  for  public  sanitary  reasons,  shall  interfere  to  prevent  their  mul- 
tiplication, there  is  every  reason  to  believe  that  their  construction 
will  go  on  to  increasing  altitudes  and  until  the  entire  business  dis- 
trict is  covered  with  them.  New  York  is  peculiarly  the  home  for 
such  structures.    Here  they  may  have  the  solid  rock  for  their  foun- 


BUILDIXG  AND  ARCHITECTURE  IN  NEW  YORK.  391 

dations  and  broad  waterways  on  either  side  of  the  island  insure  for 
tiiem  better  chniatic  surroundings  than  they  would  have  anywhere 
else  in  the  C(juntry.  Tlie  demand  for  such  structures,  moreover,  is 
greater  in  this  city  than  in  any  (jther,  and  the  values  placed  upon 
the  naked  ground  require  that  it  shall  be  improved  with  this  class 
of  buildings  to  make  it  productive. 

But  it  is  not  alone  in  office  buildings  that  the  combination  of  hy- 
draulic fast  passenger  elevators  and  steel  skeleton  construction  hag 
worked  a  transformation.  Hotel  construction  has  been  very  ma- 
terially affected  by  it.  When  the  Fifth  Avenue  Hotel  was  built,  in 
1859,  -'^'^  stories  high,  it  was  esteemed  a  wonderful  building.  The 
central  section  of  the  HotTman,  seven  stories  high,  was  opened  in 
1864.  Then  followed  the  St.  Jame^,  at  26tli  >treet.  with  steam  ele- 
vators, in  1866,  and  in  1874  the  (lilsev.  a  seven-story  building,  at 
29th  street.  The  last  two  were  of  the  I'rench  Renaissance,  Man- 
sard-roof style,  and  were  the  most  popular  hotels  in  town  in  their 
day.  The  \\"iiidb.or,  at  Fu'th  a^.'cnue  and  46th  and  47th  streets,  sti!! 
considered  one  of  the  best  hotels  in  the  city,  is  a  seven  and  eight- 
story  building.  The  Buckingham,  at  50th  street,  si.\  stories  high, 
was  built  in  1876:  a  new  section,  towards  the  middle  of  the  block,  is 
thirteen  stories  high,  in  the  new  style,  and  fire-proof.  As  the  city 
grew  towards  the  north  and  west  other  hotels  of  scarcely  less  mag- 
nitude and  importance  were  built  along  the  line  of  1 '.roadway,  and 
in  I'^)urth  avenue,  notably  the  Murray  Hill  hotels,  and 
hotels  in  h'ifth  avenue.  They  were  all,  as  popular  fancy  required, 
elevator  hotels,  l^ut  they  were  all  of  the  old  type — solid  masonry 
walls  and  not  of  fire-proof  construction.  Even  the  I'laza  Hotel,  fin- 
ished in  1890,  was  Init  eight  stories  high.  In  the  following  year, 
however,  the  steel-skeleton  system  began  to  be  applied  to  hotel 
structures  as  well,  and  the  Sav(3y,  of  eleven  stories :  the  Xew 
Xetherland,  of  seventeen  stories;  the  Waldorf,  of  twelve  stories; 
the  Astoria,  still  higher,  and  the  Imperial,  Holland,  Xew  Bucking- 
ham, ^lanhattan  and  others,  of  nearly  equal  importance,  have  fol- 
lowed and  added  greatly  to  the  importance  and  even  more  to  the 
beauty  of  our  city. 

Perhaps  th«  most  notable  departure  from  the  stereotyped  form  of 


A  HISTORY  OF  REAL  ESTATE, 


394  ^  HISTORY  OF  REAL  ESTATE, 

residence  was  in  the  buiklinj^  of  a])artnient  liouses.  Tlie  first  of 
these  were  built  in  1869.  It  was  not,  Iiowever,  until  thirteen  years 
later  that  the  most  notewortln-  of  these  houses  were  built — notable 
as  much  for  the  scheme  which  broui^ht  them  forth  as  for  their  ex- 
tent and  splendor.  These  were  the  so-called  .Spanish  Flats,  on 
58th  and  59th  streets  and  Seventh  avenue,  opposite  Central  I'ark. 
Spanish  names  were  fjiven  to  them — Madrid,  Lisbon,  Cordova, 
\'alencia,  liarcelona,  Granada,  Salamanca  and  Tolosa.  Jose  V .  de 
Navarro  was  the  originator  of  the  scheme  for  their  construction. 
This  was  a  purely  co-operative  scheme,  represented  by  a  stock 
companv,  in  which  the  owners  of  the  stock  were  to  become  the 
owners  of  suites  of  apartments  respectively,  and  contribute  pro-rata 
to  the  cost  of  maintaining  the  property  and  of  general  expenses, 
such  as  heating,  janitor's  services,  elevator  service,  water  supply, 
etc.  The  design  of  the  houses  is  Moorish,  with  many  balconies, 
bays,  arches,  courts,  grand  entrances  and  halls  and  staircases.  The 
walls  are  of  red  pressed  brick  with  brownstone  trimmings,  and  the 
roofs  are  of  many  ga'bled  and  turreted  slate  construction.  Through 
mismanagement  and  chicanery  the  co-operative  scheme  fell 
through,  the  stockholders  were  foreclosed  and  the  property  fell  into 
the  hands  of  J.  Jennings  McComb,  the  mortgagee,  who  completed 
the  houses  according  to  the  original  plans,  at  a  cost  for  the  whole, 
land  included,  of  over  $4,000,000.  The  suites  of  apartments  are  so 
arranged  in  these  houses  as  to  furnish  to  each  family  all  of  the  con- 
veniences of  a  separate  and  independent  dwelling,  all  on  one  floor. 
In  the  richness  of  their  interior  construction,  appointments  and 
finish,  these  houses  are  unsurpassed  anywhere  in  the  world.  At 
about  the  same  time  the  far-famed  Dakota  apartment  hotel,  at  Cen- 
tral Park  West  and  72d  and  73d  streets,  was  built  by  the  Clark  es- 
tate, followed  in  the  same  period,  1881  to  1884,  by  the  Knicker- 
bocker, at  Fifth  avenue  and  28th  street,  and  the  Chelsea,  in  23d 
street,  between  7th  and  8th  avenues — the  latter  a  co-operative 
scheme,  that  has  proven  successful.  This  type  of  apartment  house 
has  been  many  times  repeated  in  all  parts  of  the  residence  section 
of  the  city.  And  from  the  high  type  represented  by  the  Spanish 
Flats,  the  apartment  house  has  been  multiplied  in  an  endless  variety 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  395 

of  grades,  diminishing  rapidly  until  they  are  merged  in  the  common 
tenement  type  or  "cold  water"'  Hats.  There  is  no  arbitrary  rule  by 
which  the  distinction  between  the  apartment  house  and  the  im- 
proved tiats  may  be  drawn.  Perhaps  it  is  the  passenger  elevator 
which  in  present  general  acceptance  determines  the  difference — 
those  being  apartment  houses  in  which  there  are  passenger  elevat- 
ors, and  fiats  in  which  there  are  none.  But  the  original  apartment 
houses — the  Stuyvesant,  in  i8th  street— were  built  and  still  remain 
without  elevators.  In  these  later  years,  since  1882,  when  the  hy- 
draulic elevator  reached  the  plane  of  practical  perfection,  it  has  been 
more  economical  to  equip  apartment  houses  of  more  than  five  stor- 
ies with  elevators  than  to  dispense  with  them  ;  but  a  generally  more 
substantial  construction  and  a  more  elaborate  design  and  finish  are 
given  to  apartment  houses  than  to  flats.  Exce])t  in  ilir  higher  type 
of  these  houses,  as  in  the  Dakota,  the  Chelsea,  tlie  S])anish  Flats, 
Shorehani,  Grosvenor,  ( )sborne,  the  Nevada,  Knickerbocker,  Gren- 
oble, Yoseniite,  Randolph,  Beresford,  Earlscourt,  the  Gramercy 
Park  and  the  Florence,  fire-proof  floors  and  partitions  have  seldom 
been  used.  Since  i8i)2,  however,  the  lower  floors  of  all  apartment 
houses  and  flats  are  required  to  be  of  iron  or  steel  beams  with  fire- 
proof floor  arches,  so  that  such  houses  as  are  not  built  entirely  fire- 
proof are  requu-ed  to  have  a  fire-proof  covering  over  the  lowest  and 
most  dangerous  of  their  stories  as  a  jirecaution  against  fire. 

Brick — Clay  Products. 

It  is  -significant  of  the  period  under  revievv'  that  within  it  are  em- 
braced all  that  is  distinctively  American  in  the  materials  and  meth- 
ods of  construction.  What  materials  we  worked  with  at  the  begin- 
ning of  this  period  were  common  to  all  the  world  and  the  methods 
of  their  treatment  were  such  as  were  connnon  to  the  countries  from 
which  our  population  was  recruited.  The  retrospective  view  shows 
that  in  all  that  has  been  esteemed  worthy  of  the  achievements  of 
the  ensuing  period,  America  has  led  the  world  ;  and,  if  we  have  not 
created  a  new  system  of  construction,  if  we  have  not  invented  a 
new  order  of  architecture,  we  have  at  least  advanced  a  long  distance 
on  the  lines  that  lead  toward  a  national  structural  system. 


396 


lIlSTORy  OF  REAL  P.STATE, 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


397 


RESIDENCE. 

Northeast  corner  Fifth  Ave.  and  56th  Street.  Clinton  &  Russell,  Architects. 

(1898.) 


398  A  HISTORY  OF  REAL  ESTATE, 

For  tlic  first  four  or  five  years  of  this  period,  as  we  have  alreadv 
ol)ser\e(l,  tlie  eliani;fs  in  the  methods  of  building'  were  of  no  import- 
ance, and  the  records  sluiw  the  eni])Io\nient  of  no  new  materiahs. 
Marljle  continued  to  be  kin^-  of  huihhn^^-  stones,  in  business  and 
office  Ijuihhnqs  often  fiqurin^-  in  c()ml)ination  with  cast-iron  in  the 
fronts — the  iron  for  the  h)wer  stories,  the  marble  for  the  others. 
This  was  al'-i)  ilu'  ])eriod  of  the  cast-iron  front,  and  it  was  in  this 
feriod.,  from  iSdS  td  iSj^:;,  that  the  major  ])art  of  the  ir(jn  front  mer- 
cantiK'  w  areh  :uscs,  in  the  st\  le  of  tlie  h'rench  Renaissance,  that  fine 
both  >ides  of  r.roadway.  from  Cit\  Hall  Park  to  Madison  scjuare, 
were  built.  1  h.e  iMX'nch  st\le,  with  the  Mansard  roof,  continued  to 
hold  the  ]Miblic  favor,  thoui;h  not  without  protest  from  the  small 
band  of  cultured  architecis  who  were  struggling  to  gain  a  place  for 
their  profession  in  this  country  even  at  that  time.  In  the  construc- 
tion of  churches,  libraries,  colleges  and  other  public  buildings,  they 
found  their  o])portimities,  and  thev  did  not  fail  to  plant  examples  of 
the  classic  st_\  les  wherever  they  could. 

Changes  came  after  the  results  of  the  Chicago  and  Uoston  fires 
became  generally  known.  The  materials  most  in  favor  before  that 
time  for  the  fronts  of  the  larger  business  buildings — iron  and  mar- 
ble— gave  the  poorest  account  of  themselves  in  that  test,  and  lost 
their  popularity.  Hard  brick  and  freestone,  that  had  best  endured 
the  action  of  the  heat,  came  more  universally  into  favor,  and  were 
used  here  in  combination — of  much  brick,  with  freestone  for  trim  ; 
as  witness,  the  Western  I'nion,  Tribune,  Delaware  and  Hudson 
Canal,  T-oreel,  Temj^le  Court  and.  X'anderbilt  buildings.  In  some  o*' 
th.ese  lu-a\-\-  masses  of  granite  were  used  for  the  basement  storit:,, 
that  nnich  concession  having  been  made  to  architectural  a])pear- 
ance.  In  some  of  them,  notably  the  Western  Union,  the  ]\Iansard 
roof  was  preserved,  and  the  walls  were  even  more  massively  built 
than  in  the  structures  of  the  French  type.  Hut  efYort  was  made 
and  with  some  success  to  overcome  a  serious  objection  to  all  the 
office  buildings  .if  the  Post-office  type.  This  effort  was  to  enlarge 
the  w  indow  o])ciiiiigs. 

In  the  liuildings  of  the  iM-ench  style,  with  their  many-pillared 
fronts,  their  massive  entablatures   and   deeply-recessed  windows, 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  399 

the  imposing;  architectural  efYects  were  obtained  only  at  a  very  g-reat 
loss  of  w  indow  space  and  light,  or  the  stories  were  built  so  much 
higher  than  was  otherwise  necessary  in  order  to  obtain  that  light. 
The  consequence  of  this  construction  was  that  either  the  building 
was  so  expensive  that  it  would  not  pay,  or  the  light  was  so  poor 
that  they  would  not  rent,  and  in  either  case  the  results  were  the 
same — an  insufficient  income  to  justify  such  an  expense  of  con- 
struction. In  the  newer  bu.ildings,  beginning  with  the  Western 
L'nion,  the  fronts  were  of  less  expensive  style,  and  being  elevator 
buildings,  a  nmch  L;re;iter  floor  space  was  secured,  but  the  massive 
walls  were  still  an  obstacle  to  ].ivj\-  window  openings,  and,  although 
there  was  some  improxement  in  tiiis  rcsi)ec!:.  the  better  light  was  se- 
cured by  placing  the  u  ip-dows  well  to  the  front  of  the  walls,  and  by 
liberal  allowances  for  light  ourts. 

For  the  interior  construction  of  these  ljuildings  iron  came  mote 
into  use  than  ever  before.  In  the  iu|nitab]e  Life  l)ui](ling  the  main 
partition  walls  were  (jf  masonry  fr.jm  bottom  to  top,  with  arched 
openings,  'lliest'  and  the  side  walls  carried  the  iron  beams  of 
which  the  floors  were  framed,  and  these  were  filled  in  with  seg-- 
mental  brick  arches,  which  were  evened  up  with  concrete  and 
topi)ed  with  wooden  sleepers  and  wood  or  marble  floors.  In  the 
Post-office  the  interior  floor  sup])orts  were  of  cast  iron  columns, 
rolled  iron  girders  and  iron  beams.  The  floors  were  also  of  seg- 
mental brick  arches.  In  all  of  the  newer  buildings  the  weight  of 
the  fioors  as  of  old  was  borne  on  the  side  walls  and  on  interior  sup- 
ports of  iron  columns  and  girders,  with  now  and  then,  as  in  the 
case  of  the  Sweetser,  I'enibrook  &  Co.  Iniilding,  masonry  arche? 
instead  of  the  iron  columns  and  girders.  \\'hile  the  masonry  sup- 
ports took  up  more  room,  they  were  cheaper,  for  rolled  iron  during 
this  period  was  from  four  to  fi\-e  cents  i)er  pound. 

Hut  the  return  to  red  brick  fronts  was  not  an  altogether  agree- 
able one,  and  the  architects,  who  by  had  gained  the  U])per 
hand  of  the  builders  and  were  the  first  to  l)e  consulted  in  the  erec- 
tion of  a  building  of  importance,  b.egan  to  lay  about  them  for  other 
materials.  The  brown  and  red  freestones,  marble  and  other  light 
stoties  were  satisfactory  for  dwellings  and  the  smaller  class  of  mer- 


400 


A  HISTORY  OF  REAL  ESTATE, 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  401 


^02  --^  niSTOKy  01'   REAL  ESTATE, 

cantilc  structures,  Inil  iVir  ck-vatur  iniildini^s,  cliurchcs  and  other 
larj^e  structures,  sonu-lhiii^-  \\a>  needed  tn  ,L;"i\e  fr(.'shiu->>  and  vari- 
ety to  the  tone  of  our  architecture.  <  )iu  \\\>t  the_\  liad  tlie  far- 
famed  .Milwaukee  cream-colored  brick,  l:)Ut  they  were  expensive 
there  and  the  freii^in  charges  made  them  well-nigh  prohibitory 
here.  At  this  juncture  the  brickmakers  of  the  Perth  Amboy  dis- 
trict l)egan  to  produce  the  liglit  shades  of  brick.  Of  their  ability 
to  produce  them  they  had  been  a  long  time  aware,  and  as  early  as 
1867  had  placed  them  experimentally  on  the  market. 

^lessrs.  Savre  &  Fisher  it  was  who  furnished  as  early  as  1870  the 
light  brick  used  in  the  rotunda  of  the  Coitnty  Court  House.  Al- 
fred Hall,  also  at  Perth  Amboy,  began  to  manufacture  light-colored 
brick  about  the  same  time.  About  the  first  example  of  these  brick 
in  exterior  walls  was  in  the  Post  building,  in  Exchange  place,  but  if 
the  success  of  the  brick  had  been  dependent  upon  this  example  they 
would  have  failed.  The  mistake  was  made  of  taking  the  brick  from 
several  difYerent  makers,  some  even  from  ^Milwaukee.  The  result 
was  that  there  was  not  only  a  variety  of  shades,  but  some  were  po- 
rous and  others  non-porotts,  and  their  varied  characteristics  are  ex- 
pressed in  a  variety  of  shades.  The  artistic  sense  finds  no  fault 
with  this,  even  the  pale  green  colors  that  have  developed  in  some  of 
the  porous  bricks  being  a  welcome  touch  of  color,  but  the  builder 
looks  first  for  perfect  harmony  of  color  in  all  the  brick  and  after 
that  for  its  more  substantial  merits. 

It  was  not  until  1883  that  these  light  shades  of  brick  were  pro- 
duced with  satisfactory  success.  In  that  year  and  the  following 
the  Dakota  apartment  hotel  was  built  of  them,  from  ])lans  bv  Ar- 
chitect H.  J.  Hardenbergh.  About  $225,000  were  used  for  the  ex- 
terior walls  and  about  280,000  for  the  court.  They  were  from  the 
yards  of  Sayre  &  Fisher.  The  firm  had  owned  the  claybeds  from 
which  they  were  obtained  since  1845.  I' or  the  production  of  light 
shades  of  brick  the  clay  must  be  free  from  iron  and  sulphur.  The 
iron  in  clay  is  what  produces  the  red  color,  and  the  sulphur  the 
mottled  effect.  After  1885  the  light  shades  of  brick  grew  rapidlv  in 
popularity  and  were  usefl  for  all  classes  of  buildings  with  pleasing 
efifect.    They  are  made  now  in  a  variety  of  shades  from  perfect 


BUILDIXG  AXD  ARCHITECTURE  l.\  NEW  YORK.  403 

white  to  dark  gray  and  old  gold.  Some  of  the  principal  buildings 
built  with  fronts  of  light  brick  are  the  X.  J.  Central  Uuilding,  the 
Colonial  Club,  the  Manhattan  Athletic  Club,  Hotel  Brockholst,  Ger- 
mania  Building,  Postal  Telegraph  Building,  Madison  Square  Gar- 
den, Hotel  Imperial,  Holland  House,  Cable  Jjuilding,  Judge  Build- 
ing, Century  Club,  Renaissance  Hotel,  Metropolitan  C)pera  House, 
Manhattan  Life  Building.  Cotton  Exchange,  Home  Life  B)Uilding, 
and  many  subsecjuent  buildings.  The  various  shades  of  brick  of 
this  class  have  ranged  in  price  between  $35  and  $70  per  thousand. 
Those  in  the  Count}'  Court  House  were  sttpplied  at  S40  jier  thou- 
sand ;  some  old  gold  colored  in  the  house  of  Lloyd  I'lKenix  on  33d 
street,  near  Madison  avenue,  built  in  1S82.  cost  $70  j)er  thousand. 
Milwaukee  brick  sold  at  that  time  at  $50. 

Another  important  advance  in  the  manufacture  of  fancy  front 
brick  was  scored  early  in  the  '80s.  This  was  in  the  jiroduction  of 
semi-vitrified  brick  of  mottled  brown  shades,  locally  known  as  the 
TifYany  brick,  from  having  first  been  employed  in  the  Tiffanv  chateau 
at  Madison  avenue  and  72d  street.  They  were  moulded  in  Roman 
shapes  and  thoroughly  burned.  These  brick  rose  innnediately  into 
permanent  popularity  Tiie\-  were  e>peciall\-  preferred  for  higli- 
class  town  houses,  but  were  als(j  largely  used  for  mercantile  and 
small  office  buildings.  Those  in  the  Tififany  house  cost  from  $55 
to  $60  per  thousand.  The  same  quality  and  shapes  through  the 
larger  production  and  competition  can  now  be  had  for  $40.  and  the 
1^x4x12  in  size  for  $35  per  thousand.  These  new  shades  and 
styles  of  front  brick  have  grown  in  popularity  until  now  they  oc- 
cupv  first  place  in  the  choice  of  materials  for  the  fronts  of  manv 
kinds  of  dwellings,  for  stores,  for  small  office  buildings,  for  storage 
warehouses  and  for  institutional  buildings.  They  aiiswer  better 
than  any  kind  of  stone  the  requirements  of  fire-proof  construction, 
and  blend  nicelv,  in  their  various  shades,  with  all  the  shades  of 
stone,  terra  cotta  and  granite  used. 

I'ut  more  important  still,  perhaps,  than  the  fancy  front  bricks, 
has  been  the  development  of  architectural  terra  cotta.  It  is  not 
at  all  improbable  that  this  will  be  considered  the  greatest  among- 
the  improvements  in  materials  of  construction  during  the  quarter 


404 


A  HISTORY  OF  REAL  ESTATE, 


FOSTER  RESIDENCE. 

Riverside  Drive  and  102d  Street. 


BUILDING  AXD  ARCHITECTURE  IN  NEIV  YORK. 


4o6  A  HISTORY  OF  REAL  ESTATE, 

century.  Terra  cotta,  i)aintc(l  in  imitation  of  stone,  was  used  on 
the  Trinity  huildinq-  as  early  as  1853:  hut  arcliitectural  terra  cotta, 
as  such,  and  not  intended  to  l)e  an  iniitatic^n  of  any  other  structural 
material,  hut  dependent  for  its  acceptance  solely  u])on  its  individual 
merits,  did  not  come  int(j  use  in  this  city  until  1877,  nearly  a  c|uar- 
ter  of  a  century  later.  Then  it  was  employed  hy  (leoroe  P>.  Post 
for  the  front  of  a  handsome  residence,  in  36th  street,  near  Madison 
avenue.  T.ut  the  e.\am])le  of  terra  cotta  work  in  that  huilding  has 
not  been  repeated.  In  that  instance  the  blocks  were  moulded 
square  and  |)artially  dried,  and  then  the  designs  were  ent^raved 
upon  them  by  hand  with  wooden  tools:  then  thcv  were  fired.  Ex- 
clusive designs  might  still  be  jjroduced  in  this  maimer,  and  doubt- 
less the  work  would  look  more  like  sculpture  than  do  tlie  conven- 
tional designs  produced  ever  since  by  the  plastic  process.  Terra 
cotta  is  produced  in  all  shades  from  white  to  bufT.  drab  and  red, 
and  is  moulded  in  all  forms  desired  for  ornamental  structural  work. 
(See  Chapter:  Architectural  Terra  Cotta.) 

Xext  at  least  in  importance  among  the  materials  of  high-class 
construction  to  come  into  existence  and  use  in  this  period  are  the 
h.ollow  bricks  and  terra  cotta  lumljer  intended  for  fire-proof  floor 
and  \val!  construction.  They  are  made  in  a  variety  of  shapes,  suit- 
able for  the  various  forms  and  sizes  of  buildings  and  openings  they 
are  intended  to  accommodate.  ]'>y  their  aid  flat-floor  arches  have 
been  made  possible  and  partition  walls  that  occupy  less  space  than 
was  possible  with  even  the  slightest  of  studding  or  brick-work  be- 
fore. The  hollow  brick  began  to  be  employed  in  the  early  '70s, 
being  first  used  in  the  Post  Office  building,  but  they  were  used  in 
nearly  everv  strictly  fire-proof  building  in  a  few  years  thereafter. 
The  terra  cotta  lumber,  or  porous  terra  cotta  that  is  produced  by 
mixing  sawdust  with  the  clay  of  which  the  blocks  and  slabs  are 
made,  the  sawdust  being  consumed  in  the  firing  and  leaving  a  por- 
ous fire-proof  slab,  wiiich  may  be  sawed,  chiseled  and  nailed  like 
lumber,  did  not  come  into  use  until  about  eight  years  ago.  It  has 
been  employed  very  extensively  ever  since  wherever  light  fire-proof 
partitions  were  wanted,  and  for  fioor  arches  instead  of  hard  burnt 
clay. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  407 


Cements  and  Plaster. 

Of  only  less  interest  to  tlie  architect  and  builder  are  the  great 
improvements  which  have  been  made  in  the  manufacture  of  ce- 
ment sand  plasters.  The  increased  demand  for  hydraulic  cements 
that  followed  sharp  upon  the  buildinj^-  l)Oom  of  •1871-72  and  1873 
stimulated  the  manufacture  of  cements  in  this  country,  and  thev  be- 
gan to  be  produced  in  considerable  variety  and  large  <|uantity.  Uj) 
to  the  time  mentioned  nearl\-  all  the  cement  used  had  been  im- 
ported, but  the  domestic  article  was  so  greatly  improved  and  the 
foreign  article  was  suffered  to  degenerate  so  about  this  time  that 
the  order  was  soon  reversed  and  by  far  the  greater  amount  used 
was  of  domestic  manufacture.  It  is  not  even  now  claimed  that 
.\merica  i)roduces  as  good  cements  as  are  made  in  some  ])arts  of 
Europe,  but  it  is  maintained  that  the  domestic  product  has  been 
greatly  improved  of  late  and  answers  tlie  requirements  of  all  ex- 
cept some  kinds  of  exposed  work',  where  smooth,  hard,  durable 
surfaces  are  recjuired.  In  like  manner  the  plasters  have  been  im- 
I)roved  upon  to  such  an  extent  tliat  they  form  a  new  reliance  for 
protection  against  fire,  and  when  aj)plied  on  any  of  the  many  forms 
of  expanded  metal  or  other  fire-proof  lath  do  certainly  operate  to 
prevent  the  spread  of  fire.  They  also  make  harder  and  better  look- 
ing walls  than  the  connnon  stucco  plasters. 

Plaster  boards  made  in  various  forms,  some  of  which  are  in- 
tended as  a  substitute  for  lath  and  may  be  nailed  directly  to  the 
studding,  and  can  be  fully  finished  with  a  rough  and  a  smooth  coal 
of  plaster,  have  found  a  large  market. 

Cement  floor  fillings  between  iron  beams,  as  a  substitute  for  the 
heavier  arches  of  brick  and  burnt  clay  blocks,  in  a  variety  of  novel 
forms,  such  as  the  Roebling,  the  Metropolitan,  the  Columliian  and 
the  expanded  metal  systems,  have  been  used  in  many  recent  build- 
ings, including  some  of  the  largest  and  highest  ones. 

Plumbing;. 

Sanitary  plumbing  is  also  one  of  the  achievements  of  this  period. 
At  its  beginning  but  little  thought  was  given  to  the  subject,  and  as 


4o8 


A  HISTORY  OF  REAL  ESTATE, 


Riverside  Drive  and  lOSth  Street. 


RESIDENCE. 
(1880.) 


Frank  Freeman,  Architect. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  409 

with  most  other  reforms  the  pioneers  gained  Httle  save  personal 
satisfaction  from  their  worlv.  But  after  a  time  the  sanitary  senti- 
ment that  had  long  been  prevalent  among  the  physicians  and  the 
cultured  laity  was  organized  in  a  Board  of  Health,  and  what  had 
been  everybody's  business  and,  therefore,  nobody's  lousiness,  be- 
came the  business  of  this  board.  Thereafter  the  public  took  up 
the  study  of  sanitation  in  house  drainage  through  the  newspapers, 
magazines  and  i)ublic  lectures,  and  those  who  were  wise  quickly 
learned  the  relation  between  typhoid,  pneumonia  and  other  malar- 
ial diseases  and  bad  drainage.  Regulations  by  the  Health  P)oard 
found  popular  support  and  ])lumbers  began  to  vie  with  each  other 
in  producing  the  most  scientific  and  artistic  house  plunil)ing.  The 
best  work  found  the  readiest  support  from  the  public  and  the 
plumber's  craft  became  one  of  the  most  profitable  and  inijiortani 
among  the  building  trades.  The  use  of  iron  instead  of  lead  pipes, 
the  trapping  and  ventilation  of  all  waste  pi])es,  the  adoption  of  the 
cistern  for  flushing  out  closets,  the  use  of  marble,  porcelain,  crock- 
ery and  enameled  bath-tubs,  lavatories  and  sinks  and  the  exi)osed 
system  of  pipe^  are  the  achievements  of  this  quarter  century.  The 
craft  has  l^ecome  an.  industrial  art  and  it  is  difficult  to  see  in  wliat 
direction  it  will  be  ])ossible  to  find  occasion  for  further  improve- 
ment. 

Interior  Finish. 

In  no  wise  inferior  to  structural  advances  and  improvements  in 
the  materials  of  construction,  if  not  superior  to  them,  have  been 
the  advances  and  improvements  in  the  materials  and  art  of  interior 
finish  and  decoration  of  all  sorts  of  buildings,  b'irst  to  make  itself 
manifest  was  the  universal  concession  to  tlie  new  idea  of  aesthetic 
environments  of  which  ( )scar  Wilde  was  the  prophet.  Home 
decoration  became  a  popular  fad  and  ran  to  ludicrous  excess,  but 
out  of  it  all  grew  a  vital  art  sentiment,  whose  chief  expression  was 
manifested  in  the  rejection  of  gloomy  massive,  plain  walls  and 
trim,  and  the  adoption  of  light,  decorative  hangings  and  mould- 
ings. Black  walnut  gave  way  to  the  lighter  colored  woods,  and 
these  were  polished  so  as  to  develop  the  beauties  of  the  natural 
grain.    Red  and  white  mahogany,  (juartered  oak,  birds-eye  and 


RRSIDEXCES  FOR  W.  W.  ASTOR. 
N.  E.  Cor.  Fifth  Avenue  and  .Itith  Street.      (18y.S.)  Clinton  &  Russell.  Architects. 


BVILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  411 

plain  mai)le,  cherry,  hazel,  sycamore,  ash,  birch,  box,  poplar,  chest- 
nut and  the  other  native  hardwoods,  have  been  used  almost  uni- 
versally since  1878-79,  and  where  ]>ine  has  been  used  it  has  also 
been  finished  to  show  the  natural  grain. 

The  manner  in  which  these  wcjods  have  been  used  has  also  un- 
dergone ver_\-  great  changes.  At  the  beginning  of  this  period  the 
cari^enter  and  joiner  were  all-sufficient  for  the  finishing  of  any 
interior.  Thev  received  the  mouldings  direct  from  the  mill  and 
cut,  framed  and  built  up  the  base,  door  and  window  trim,  the  stair- 
cases, \i.stibu]es  and  such  little  wainscoting  as  was  used:  Every- 
tlhng  was  plain,  and  richness  was  ex])ressed  in  massiveness  and 
multiplication  of  the  nmuldings.  W  ith  tlie  use  nf  the  hardwoods, 
however,  came  the  cal)inet-maker  into  alliance  with  the  building 
trades,  ^^"ain~;cl uing  came  into  use  for  halls  and  dining-rooms; 
jjaneled  walls  and  ceilings  were  re(|uired  for  vestil)ules,  halls  and 
some  (linnig  rooms:  mar])le  and  .-hite  mantels  gave  wa_\-  ^o  mantels 
of  hardwood  to  match  the  trim:  sidebi lar-ds  were  built  into  dining- 
rooms,  i)ar(|uette  floors  were  re(|uired  for  main  halls,  dining-rooms 
and  bath-rooms:  fret-work  and  scroll  work  arches  were  hung  from 
the  ceilings  over  staircases  and  between  parlors  and  music-rooms; 
book-cases  were  built  into  tlie  libraries:  boudoir  dressing-saloons, 
with  the  most  sumptuous  cabinet  trim  that  could  be  devised,  be- 
came the  indispensable  adjuncts  of  all  high-class  houses  :  the  cere- 
monial dining-room  took  the  ])lace  of  the  back  parlor,  and  then  an 
elaborately-trimmed  l)Utler's  i)antry  became  a  necessary  adjunct 
of  every  Xew  ^'ork  town  house.  In  office  construction  the  re- 
quirements were  sini])ler,  of  course,  but  the  trim  was  not  less 
sumiituntis,  and  in  most  of  the  retail  stores  the  art  of  the  cabin.et- 
maker  was  made  manifest  wherever  possible.  This  artisan  is  a 
shop  workman.  The  plans  of  the  architect  for  the  wood  decoration 
of  a  dwelling,  office  or  store,  a  church,  public  building  or  hall,  are 
turned  over  to  him,  to  be  executed  in  given  kinds  of  wood.  He 
puts  them  together  in  sections  of  various  sizes,  ready  to  put  in 
place.  Then  the  wood  finisher  takes  hold  of  them,  and  with  his 
gums,  his  oils,  his  varnishes,  his  pumice  stone,  his  rubbing  imple- 
ments and  his  strong  arms,  puts    upon  them  a  polish  through 


BUILDING  AXD  ARCHITECTURE  IX  NEW  YORK.  413 

which  the  natural  beauties  of  Hne  and  form  and  color  appear  like 
pictures.  It  is  the  carpenter's  business  to  put  this  finished  work 
into  place,  and  generally  he  is  capable  of  it ;  but  sometimes,  as  in 
the  laying  of  parquette  floors,  the  fitting  of  timbered  and  paneled 
ceilings  and  walls,  the  construction  of  bufTets,  mantels  and  arche.-,, 
it  becomes  neces.^ary  to  call  in  the  cabinet-maker.  Then  an  anom  - 
aly in  tra(les-uni(jnism  apj)ears.  The  cabinet-maker,  though  a 
higher  artisan,  has  not  yet  been  able  to  win  the  rate  of  wages  and 
the  short  day  of  which  the  carpenter  is  the  beneficiary,  and  when  he 
invades  the  carpenter's  field  of  endeavor  either  he  passes  for  a  car- 
penter and  receives  carpenter's  pay — or  there  is  a  strike.  In  1891 
the  cabinet-makers  struck  for  the  third  time  for  an  eight-hour  da\- 
and  higher  wages,  but  after  hanging  out  for  five  months  at  a  loss 
to  themselves  of  over  half  a  uiillion  in  wages,  and  to  the  builders 
of  a  still  larger  sum  in  delayed  work,  interest  and  lost  opportunities, 
they  had  to  yield  again  to  their  employers. 

Interior  iron  work  for  inclosing  ele\ator  shafts,  for  railings  on 
stairs,  and  for  window  and  door  grilles  improved  in  design  and 
finish  under  the  general  demand  for  elaborate  treatment  in  every 
part  of  the  structures  erected  fairly  without  regard  to  total  cost.  (Sec 
Chapter:  (Jrnamental  Iron  Work.) 

Part  of  the  aesthetic  niovenieiU  out  of  which  grew  this  develop- 
ment of  artistic  interior  construction  and  finish,  consisted  in  the 
manufacture  and  ai)plication  of  wall  hangings.  The  finer  papers 
were  at  the  beginning  of  this  period  imported,  chiefly  from  France 
and  Germany.  The  domestic  manufacture  was  in  its  veriest  in- 
fancy, and  the  product  was  of  the  simpler  and  cheaper  (pialities  and 
patterns.  Even  of  these  the  designs  were  copied  from  foreign 
patterns.  It  was  in  1869-70  that  two  of  the  factories  had  their  be- 
ginnings in  this  citv,  which  are  now  the  largest  in  their  lines  in  this 
country.  The  industry  has  grown  to  very  great  proportions,  and 
has  assisted  greatly  in  fostering  and  supporting  native  schools  of 
art  and  design.  Out  of  it  also  has  grown  the  interior  decorator. 
He  is  an  artist  artisan,  whose  counsel  is  sought  by  everybody  and 
whose  work  is  never  too  highly  compensated.  He  will  take  your 
house  fresh  from  the  builder  and  select  the  hangings  and  tapestries, 


414  A  HISTORY  OF  REAL  ESTATE, 

the  car])cts  and  funiituix',  all  to  harmonize,  and  hand  over  to  you  a 
donu-.stio  n  ireat,  as  i)erfecl  a  eoniposition  in  form,  style  and  color  as 
a  Parisian  Easter  hat. 

The  developments  and  achievements  here  enumerated,  includ- 
ing the  perfection  of  the  passenger  elevator;  the  hollow  brick  in- 
terior construction ;  the  renaissance  of  architectural  terra  cotta ;  the 
manufacture  and  use  of  light-colored  and  mottled  brick  ;  the  evolu- 
tion of  sanitary  plumbing  and  drainage  ;  the  application  of  natural 
woods,  lincrusta  walton,  marbles,  tiles  and  plasters  and  ornamental 
iron  work  to  the  interior  finish  of  buildings,  and  the  steel  skeleton 
construction  are  the  accomplishments  of  the  past  period  of  only  a 
little  more  than  twenty-five  years. 

Electricity. 

This  review  would  hardly  be  properly  comprehensive  without  a 
reference  to  the  important  achievements  of  electric  science  in  the 
period  reviewed.  Like  all  other  great  inventions,  it  has  had  its  chief 
support  from  the  large  centres  of  population.  New  York  city  has 
dealt  very  liberally  with  the  electricians.  The  first  achievements  of 
the  science  found  here  the  financial  backing  which  made  them 
practical  and  gave  them  to  the  world.  It  was  at  the  very  begin- 
ning of  this  period  that  Cyrus  Field,  aided  by  all  the  world,  cele- 
brated the  successful  completion  of  his  Atlantic  cable.  Since  then 
have  arisen  Gray  and  Bell  and  Edison,  and  the  arc  lamp,  the  in- 
candescent lamp,  the  telephone,  the  phonograph  and  the  electric 
power  and  traction  systems  have  become  practical  facts.  Our  big 
buildings  are  made  light  as  day  by  the  electric  light ;  offices  are 
placed  within  speaking  distance  of  distant  factories  and  shops  by 
the  telephone,  and  elevators,  street  cars  and  ventilating  fans  are 
operated  by  the  noiseless,  colorless,  odorless,  intangible  and  mys- 
terious power.  The  effect  upon  construction  it  is  difficult  to  over- 
estimate. In  has  made  available  the  darkest  recess  of  every  build- 
ing ;  it  has  enabled  the  manufacturer  and  merchant  to  concentrate 
the  office  parts  of  their  establishments  in  attractive,  healthful  of- 
fice buildings  and  still  maintain  direct  and  easy  conuiiunication 
with  their  distant  warerooms  and  factories,  and  it  has  provided  a 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  415 

new  and  rajiid  and  inoffensive  system  of  street  travel,  by  which 
the  possible  field  of  o])erations  of  the  individual  has  been  vastly 
enlarged.  Thus  office  buildings  have  come  more  in  demand  and 
all  their  rooms  have  been  made  available;  trades  have  concentrated 
in  their  respective  localities,  and  connnunication  has  been  rendered 
easy.  In  other  words,  the  use  of  property  in  every  direction  has 
been  greatly  enhanced  by  the  electric  inventions  of  this  period. 
Unless  the  acme  of  achievement  in  this  direction  has  been  reached, 
which  it  is  impossible  to  believe,  the  marvels  of  imagination  will  be 
eclipsed  by  the  accomplishments  of  another  quarter  of  a  century. 

The  Builder. 

A  necessary  result  of  all  this  development  and  elaboration  of  ma- 
terials and  methods  of  construction  has  been  the  specialization  of 
the  building  trades.  Twenty-five  years  ago  our  builder  was  an  "all- 
round  man,"'  capable  of  handling  almost  any  kind  of  a  structure 
from  the  digging  of  the  foundations  to  the  papering  of  the  walls. 
And  beyond  the  few  buildings  of  the  French  style  that  had  been 
constructed  during  the  few  previous  years,  and  some  of  the  larger 
churches,  there  was  notlnng  in  the  existing  systems  of  construction 
to  call  for  more  than  a\erage  mechanical  skill.  Not  so  now. 
There  is  no  such  thing  as  an  "all-around  man"  among  the  building 
trades  now.  \\'e  have  in  his  place  the  "CajJtain  of  Industrx  ,""  per- 
haps the  nearest  approach  to  him,  but  the  "Cajitain  of  Industry" 
does  not  himself  build,  but  directs  the  army  of  specialists  who  work 
under  him.  Even  the  architect  is  no  longer  alone  at  the  head  of 
the  science  of  construction.  The  new  problems,  new  and  relatively 
gigantic  works  of  construction ;  new  materials  and  new  require- 
ments have  developed  a  new  class  of  experts  in  the  Engineer  of 
Construction.  The  most  experienced  architects  recognize  in  the 
engineer  who  is  versed  in  the  problems  of  iron  construction  a  valu- 
able ally  ;  one  whose  assistance  insures  safety  and  economy  of  con- 
struction, where,  in  some  examples  known  of  all  architects,  the  art 
and  science  of  the  architect  have  been  insufficient.  Sub-contract- 
ing has  become  universal.  The  builder  of  a  row  of  dwellings  will 
let  in  separate  contracts  the  excavating,  the  foundation  and  brick 


4i6 


A  HISTORY  OF  REAL  ESTATE, 


work,  the  stone  work,  the  plunil)ing  and  gas-fitting  and  electric 
wiring,  the  car])enter  work,  the  latliing,  the  cabinet  work,  tlie  con- 
creting of  celhirs  and  art'as  and  sidewalks,  the  furnace  or  steam 
heating  and  piping,  the  i)la;^tering,  the  glazing,  the  painting  and 
the  roofing.  After  he  sells  a  house  the  buyer  will  contract  for  the 
papering  and  decorating.  On  oftice  and  other  large  buildings  of 
fire-proof  construction,  besides  all  the  foregoing,  the  following- 
specialists  are  likely  to  be  employed  ;  the  housesmith,  the  marble 
worker,  the  tile  setter,  the  sanitary  engineer,  the  electrical  contract- 
or, the  fireproofing  contractor,  the  elevator  builder,  the  vault-light 
and  skylight  contractor,  the  tank  ])uilder  and  the  stained  glass 
worker.  In  addition  to  this  the  mason  often  sub-divides  his  work, 
letting  sub-contracts  for  the  foundation  work,  the  rough  brick 
work  and  the  front  brick  work.  1  lie  stone  contractor  sub-contracts 
the  carving.  The  plumber  sul)-contracts  the  baths  and  closets. 
And  the  roofer  and  iron  worker  "jo))"  out  parts  of  their  work.  It 
is  the  task  of  the  architect  to  lay  out  his  work  so  that  all  these 
workmen  can  labor  together  or  in  their  proper  order  in  harmony  ; 
and  of  the  Captain  of  Industry  to  mass  these  sub-contracts  into 
one,  and  so  direct  the  work  of  each  that  all  shall  at  last  result  in  the 
finished  structure,  the  materialization  of  the  architects"  plans.  ]\Iany 
of  the  larger  buildings  have  been  constructed  by  these  master 
Iniilders,  or  "Captains  of  Industry"  upon  a  percentage  of  the  gross 
cost,  the  master  builder  undertaking  for  his  part  to  stand  with  re- 
lation to  all  the  sub-contractors  and  his  own  workmen  in  the  place 
of  the  owner.  This  fact  shows  to  what  dignity  and  responsibilitv 
the  craft  of  the  master  builder  has  attained  in  the  period  in  which 
we  have  reviewed  his  work. 


BUILDING  AXD  ARCHITECTURE  IX  NEW  YORK. 


LEADING  BUILDING  MATERIAL  FIRMS. 

The  Architectural  Sheet  Metal  Works. 

The  Architectural  Sheet  Aletal  \\'orks,of  which  Mr.  M.  1".  Wester- 
gren  is  the  proprietor,  are  located  in  a  handsome  five  storv  building, 
65x100,  with  commodious  yards  in  the  rear  in  East  144th  street.  In 
the  plant  are  manufactured  anything  used  in  the  building  trade  made 
of  sheet  metal.  This  embraces  particular  designs  of  cornices,  orna- 
mental designs  stamped  in  sheet  metal  for  the  decoration  of  build- 
ings, metallic  skylights,  roofing,  fire-proof  doors,  window  shutters, 
partitions  and  all  classes  of  corrugated  iron  work  generally.  The  busi- 
ness owes  its  inception  to  Mr.  Westergren,  who  with  two  partners, 
started  in  a  modest  way,  with  moderate  capital  about  ten  years  ago. 
Mr.  W  estergren  was  an  experienced  and  capable  workman.  He 
was  po.ssessed  (jf  all  the  (|ualities  essential  aufl  necessary  to  a  busi- 
ness career.  He  is  both  energetic  and  progressiye,  and  tlie  history 
of  the  success  of  his  business  brings  out  strikingly  the  influence  of 
his  progressive  tendencies  and  his  energetic  application  to  business. 
One  of  the  partners  retired  shortly  afterward  the  establishment  of  the 
business  and  the  other  died  a  few  years  ago.  During  the  first  de- 
cade undergone  by  this  concern  the  e(|uipment  of  the  plant  has 
changed  wonderfully.  From  the  few  rather  crude  machines  which  it 
possessed  at  the  outset,  it  has  become  the  best  equipped  shop,  not 
only  in  the  metropolitan  district,  but  in  this  country.  Some  of  the 
machines  which  have  facilitated  and  improved  the  manufacturing  of 
corrugated  iron  and  other  articles  in  this  line  have  been  invented  by 
this  concern.  Mr.  Westergren,  always  progressive,  recognized  the 
utility  of  ini]^roved  machinery  and  was  always  ready  to  test  the  im- 
proyemeiu.  Among  the  machines  used  in  the  plant  is  a  large 
sheet  metal  press,  the  largest  of  its  kind  in  existence.  It  is  eighteen 
feet  in  length  over  all,  weighs  twenty-five  tons,  and  is  capable  of  ex- 
erting a  pressure  of  three  hundred  tons.  It  enables  the  operators 
to  bend  sheet  metal  in  lengths  of  thirteen  feet.  This  machine  is 
but  a  type  of  the  general  equipment  of  the  plant. 

There  is  no  question  but  that  a  plant  possessing  the  latest  and  im- 
proved machinery,  operated  by  skilled  mechanics,  can  turn  (jut  the 
best  class  of  work.  This  the  Architectural  Sheet  Metal  W  orks  have 
been  doing  for  some  years  past,  and  the  buildings  completed  by  them 
stand  as  references  of  the  best  kind.  W'e  can  iniblish  but  a  few  of 
the  more  prominent,  which  are  the  Carnegie  Music  Hall,  Metropol- 
itan Club,  skylight  work  on  the  new  Criminal  Court  House,  Siegel- 
Cooper  Building,  Cancer  Hospital.  Decker  Building,  C.  P.  Hun»^- 


4i8 


J  HISTORY  OF  REAL  ESTATE, 


3 


Till';  sHi;i;i;v  liflLDlNG. 
5th  Aveiiuc,  corner  Ulh  Street.  McKim.  Mead  &  WhUe.  Architects. 

(ISDS.) 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK. 


ington's  conservatory,  interior  and  exterior  slieet  copper  work  in  tlie 
Sherry  Building,  cornices  and  slieet  metal  work  of  Alills  House,  No. 
2,  the  public  schools  in  Rivington  and  Hester  streets,  and  the  sheet 
metal  covering  of  manv  of  the  piers  along  the  North  and  East 
Rivers. 

When  the  firm  concluded  to  build  some  years  ago,  on  account  of 
the  great  growth  of  their  trade  they  selected  the  present  site  in  Nos. 
433-  435  and  437  East  144th  street  as  being  a  most  suitable  one.  The 
building  was  so  constructed  that  all  the  requirements  of  a  sheet  metal 
establishment  were  fulfilled.  One  of  the  features  of  the  plant  is  a 
large  elevator  capable  of  lifting  a  loaded  truck  from  the  street  to 
any  floor,  loading  and  unloading  whatever  is  wanted. 

Atlas  Cement  Company. 

Among  the  manufacturers  and  producers  of  high  grade  cement  in 
this  country,  the  Atlas  Cement  Compan\-,  of  No.  143  Lil)crtv  street, 
stand, pre-eminent, by  reason  of  the  su])crior  (|ualit\-  of  ccnunt  man- 
ufactured. Their  product  has  been  used  ])y  the  prominent  l)uilders 
in  New  York  and  other  large  cities,  and  tliex  have  given  the  .\tlas 
Portland  Cement  their  unqualified  endorsement.  In  impartial  and 
unbiased  tests  made  it  has  been  found  that  its  tensile  strength  is 
greater  than  that  of  any  other  cement,  domestic  or  imported.  It 
has  been  used  not  only  in  the  construction  of  important  edifices,  but 
also  in  lighthouse  work,  both  submarine  and  terrestrial,  in  the  con- 
struction of  docks  and  bulkheads,  and  by  railroads  for  various  pur- 
poses in  preference  to  imported  cements. 

For  many  years  it  was  considered  that  the  German  and  other 
foreign  cements  were  superior  to  any  American  product.  Such  may 
have  been  the  case,  biit  the  statement  can  be  no  longer  admitted  in 
truth.  The  Atlas  Cement  Company  have  by  their  own  efforts  placed 
on  the  market  a  brand  of  cement,  the  quality  of  which  has  been  en- 
dorsed by  the  large  users  to  be  the  equal  of  any  and  superior  to  a 
majoritv  of  imported  cements.  The  company  was  organized  in 
1889,  and  the  nulls  at  Copley,  Pa.,  and  Northampton,  Pa.,  were 
e(|uipped  with  imi)roved  machinery.  The  quality  of  the  cement  al- 
ready well  known  to  the  engineering  and  building  world  was 
brought  more  prominently  into  notice.  The  capacity  of  the  mills, 
however,  soon  became  unequal  to  the  demand,  and  despite  the  con- 
stantly increased  facilities,  the  supply  has  remained  unequal  to  the 
demand.  The  company  intend  to  increase  their  present  capacity  of 
3,500  barrels  per  day  to  that  of  10,000  barrels;  this  will  be  accom- 
plished within  12  months.  A  partial  list  of  the  imjiortant  buildings 
in  which  the  Atlas  cement  was  used  is  as  follows:  St.  Paul  Build- 
ing, George  B.  Post,  architect;  Havemeyer  Stores,  George  B.  Post; 
Equitable  Life  Building,  George  B.  Post;  New  York  Life  Building, 
McKim,  Mead  &  White;  Sherry  Building,  ^IcKim,  Mead  &  White; 
Townsend  Building.  C.  W.  L.  Eidlitz :  Fidelity  and  Casualty  Build- 


420 


A  HISTORY  OF  REAL  ESTATE, 


ing,  C.  W.  L.  F.idlitz  ;  American  Surety  Building,  Bruce  Price;  Pres- 
byterian Building;,  j.  11.  liaker;  Bank  of  Commerce  Building.  J.  \\. 
Baker;  Gillender  ISuilding,  Berg  &  Clark;  New  York  Central  rail- 
road bridge  over  the  Harlem  River;  Arbuckle  Sugar  Refinery, 
Brooklyn,  Newhall  Engineering  Company,  engineers ;  Power  House 
Edison  Electric  Light  Company,  Brooklyn.  To  the  above  list  of 
architects,  the  engineers  who  are  large  users  of  the  Atlas  Portland 
Cement  embrace  the  foremost  in  the  United  States. 

The  ofificers  of  the  company  are  J.  R.  Maxwell,  president;  J.  ¥. 
de  Navarro,  vice-president :  A.  de  Navarro,  second  vice-president ; 
Howard  W.  Maxwell,  treasurer;  Henry 'Graves,  Jr..  secretary. 

Booth  Brothers  and  Hurricane  Isle  Granite  Co. 

The  Booth  Brothers  and  the  Hurricane  Isle  Granite  comi)anies 
were  two  of  the  largest  granite  manufacturing  concerns  in  the  coun- 
try previous  to  1891,  when  in  that  year  the  two  conijianics  were  con- 
solidated and  incorporated  as  one  company  under  Xew  ^'nrk  Sta'.c 
laws.  The  officers  of  the  new  com])any  are:  William  Buotli, 
President;  Charles  Mitchell,  Treasurer;  W.  S.  White, 
formerly  general  manager  of  the  Hurricane  Isle  Granite 
Company,  Secretary  and  Eastern  General  Manager.  The 
output  of  the  quarries  embrace  all  the  different  colors 
which  have  been  in  greatest  demand  and  many  of  the  quarries  are 
so  well  kniiwn  among  the  trade  that  they  have  given  their  name 
to  the  liutpiit.  The  quarries  are  all  located  in  Maine  with  the  ex- 
ception of  that  wherein  "Connecticut  White"  granite  is  quarried;  it 
is  located  in  Waterford,  Connecticut.  A  list  of  the  other  quarries 
v.ith  their  names  and  location  is  as  follows:  The  famous  Hurricane 
Isle  granite  is  quarried  in  Knox  county;  the  steel  blue  "Long  Cove," 
so  admired  in  monuments,  is  quarried  at  Tenant's  Harbor;  "At- 
lantic" at  St.  George;  "State  Point"  at  St.  George;  "Granite  Island" 
at  Vinal  Haven;  "Pequoit"  at  Vinal  Haven;  the  rich  "Jonesboro 
Red"  at  Jonesboro;  "Jonesport  Red"  at  Jonesport. 

All  the  main  quarries  of  this  company  have  been  in  course  of  op- 
eration ever  since  the  granite  industry  in  America  began  to  assume 
definite  proportions.  The  history  of  its  growth  is  in  brief  the  history 
of  the  rise  and  rapid  development  of  the  Booth  Brothers  and  the 
Hurricane  Isle  Granite  Co.  Any  architect,  when  interviewed  as  to 
the  reason  why  he  specifies  the  output  of  that  companv's  quarries,  will 
state  that  as  they  have  been  the  longest  in  process  of  ojjeration  they 
are  unquestio.nably  the  best.  There  need  be  no  delav  in  the  course 
of  manufacture,  as  the  company  possesses  every  facility  to  obtain 
dispatch  and  the  workmanship  displayed  is  of  the  Ijcst  type.  As  an 
example  of  the  progressiveness  of  this  firm  it  may  be  mentioned 
that  the  first  locomotive  derrick  ever  brought  into  this  country  was 
first  used  in  one  of  the  yards  (if  the  company.  It  was  manufactured 
7n  Scotland,  but  at  the  present  time  all  the  travelling  cranes  used 


BilLDIXG  AXD  ARCHITECTURE  /.Y  NEW  YORK.  421 


in  their  yard  are  now  manufactured  in  this  country.  1  lie  cost  of 
workinij  t^ranite  was,  up  to  the  ])ast  few  years,  so  j^'reat  tliat  it  was  the 
i^Teat  (h-awhack  to  its  more  g-eneral  use.  The  advanced  development 
of  machinerv  and  devices  for  its  manufacture,  many  of  whicli  owe 
their  introduction  and  consequent  improvement  to  this  company, 
liave,  however,  ,<jreatly  rechiced  the  cost.  As  a  resuh  a  mere  g-lance 
at  tlie  structure>  n^w  ]>v\nij;  erected  in  many  of  the  hirge  American 
cities  reveals  tlu-  facts  that  .granite  is  being-  extensively  used,  espe- 
cial) v  among  ciMuniercial  l)uildings,  to  obtain  that  solid,  substantial 
appearance  the  u^e  nf  granite  gives.  In  New  York,  the  Empire 
Btiilding,  the  mo.st  nia>>i\'e  dffice  building  in  the  world,  is  being  con- 
structed of  granite.  Tlie  i'.etz  Huilding,  in  Philadelphia,  near  the 
City  Hall,  is  an  example  nf  the  output  of  the  quarries  of  this 
companv.  In  St.  Louis,  granite  is  used  in  the  Post  (  )ffice  and  Cus- 
tom Plouse,  a  most  substantial  looking  building.  The  Booth  Bros, 
and  Hurricane  Isle  Ciranite  Company  also  covers  all  branches  of 
monumental  work:  the  (ioldenberg  and  Rothschild  mausoleums  in 
Xew  I'mnn  J'ield.  L,  I.,  are  examples  nf  that  cla>.-,  of  work.  The 
Xew  ^'ork  \ard  and  works  are  Incated  in  i^Jtli  >treet  and  .Ma(li>on 
avenue.    The  princijjal  (jfhce  is  hjcated  in  Xo,  207  Broadway. 

Bradley  &  Currier  Co. 

In  1867,  Edwin  A.  Bradle\-  and  George  C.  Currier  formed  the  firm 
of  liradley  &  Currier,  and  established  their  business  at  44  Dey  street. 
They  at  once  took  position  in  the  front  rank  of  manufacturer^  and 
dealers  in  doors,  windows,  blinds,  mouldings  and  building  materials 
generally.  Their  business  so  increased  tliat  they  ac(|uired  additional 
stores  until  they  occupied  five  entire  bud(Hng>.  It  nuist  be  recorded 
that  to  these  men  more  than  to  all  others  is  due  the  credit  of  the 
development  of  the  trim  business  in  Xew  York.  In  1885  was  organ- 
ized the  I'radlc}-  &  Ctn-rier  Co.,  Limited,  with  a  capital  of  $100,000, 
and  in  1886,  to  obtain  the  necessar}'  facilities  for  doing  their  con- 
stantl\-  increasing  business.  the\-  nmved  to  the  premises,  corner  of 
li'udxin  and  Spring  streets,  where  they  remained  until  1897.  'when 
they  established  their  ofTice  and  showroom  in  a  more  accessible  loca- 
tion in  23d  street,  near  Sixth  avenue.  Here  they  have  the  finest 
showroom  in  the  world,  and  visitors,  whether  i)rosi)ective  l)uyers  or 
not,  are  cordially  welcomed  and  shown  through  the  establishment. 

In  1897,  ^  reorganization  was  made  under  the  title  of  P>radley  &  - 
Currier  Co.,  with  a  capital  of  $200,000. 

The  company  has,  until  recently,  made  the  manufacture  of  doors, 
sashes,  blinds  and  cabinet  trim  the  j^rincipal  part  of  tlieir  business, 
but  as  they  have  developed  the  manufacture  of  wood  mantels  they 
are  now  the  largest  mantel  and  tile  house  in  the  city.  They  have  a 
gieat  advantage  over  all  other  mantel  houses  as  thev  manufacture 
all  their  goods  and  can  consequently  guarantee  their  quality. 

\\'hen  the  new  process  for  fire-proofing  wood  came  t'>  'heir  notice. 


422 


A  HISTORY  OF  REAL  ESTATE, 


after  satisfying  themselves  of  the  value  of  the  discovery,  they  at  once 
took  a  large  interest  in  the  h^lectric  iMre-jirootinq  CO..  whose  plant 
is  situated  at  the  foot  of  East  19th  street.  The  niethixl  emploxed  to 
make  the  wood  fire-proof  is  its  infusion  with  a  chemical  solution 
which  renders  it  absolutely  non-combustible.  The  woodwork  and 
cabinetwork  in  the  Dun  Iluilding,  at  the  corner  of  Reade  street  and 
Broadway,  is  treated  to  this  iire-])roofing  process  and  was  supplied  bv 
Bradley  &  Currier  Co. 

Their  factory  at  1  ludson  and  Spring  streets  employs  over  two  hun- 
dred nun,  and  is  the  lar-x  st  of  its  kind  in  the  city.  Bradley  &  Cur- 
rier were,  in  a  sense,  pioneers  in  their  line,  and  were  the  first  to  issue 
a  price  list  for  doors,  windows,  and  blinds — a  class  of  goods  which, 
uj)  to  that  time,  had  been  made  exclusively  by  carpenters. 

Robert  C.  Fisher  &  Co. 

The  history  of  the  growth  of  the  marble  industry  in  America  is  in 
brief  the  story  of  the  growth  of  the  firm  of  Robert  C.  Fisher  &  Co., 
of  Nos.  97-103  East  Houston  street.  At  present  it  is  the  best  known 
marble  manufacturing  concern  in  the  United  States,  as  it  is  the  old- 
est; its  facilities  and  equipment  for  manufacture  cannot  be  excelled; 
its  experience  and  wealth  of  knowledge  of  the  dififerent  quarries  in 
every  marble  producing  province  or  Kingdom  in  Europe  and  every 
State  in  the  Union  enables  this  firm  to  draw  the 'best  obtainable  from 
the  vast  resources.  It  is  unnecessary  to  use  superlative  epithets  in 
describing  the  career  and  present  status  of  the  firm ;  the  work  com- 
pleted under  its  management  is  ample  evidence  of  its  high  merit  and 
its  recognized  ascendancy  over  its  competitors.  The  firm  was  estab- 
lished in  1830  by  John  T.  Fisher  and  Clinton  G.  Bird,  being  known 
for  fifty  years  under  the  name  of  Fisher  &  Bird.  During  that  time 
the  marble  work  consisted  mostly  of  monumental  work,  tiling  and 
mantel  work.  About  five  years  after  the  establishment  of  the  firm 
it  had  risen  to  the  most  prominent  position  in  the  trade.  Both  mem- 
bers of  the  firm  were  practical  men  and  the  standard  of  work  set  by 
Fisher  &  Bird  soon  began  to  be  followed  by  the  trade.  In  i860 
there  was  a  change  in  the  personnel,  but  the  name  remained  Fisher  & 
Bird;  in  1859  Mr.  John  T.  Fisher  died  and  a  year  later  his  partner 
followed  him.  The  successors  were  Rdloert  C.  Fisher,  a  son  of  the 
founder,  and  Clinton  G.  Bird,  the  elder  Mr.  Bird's  nephew.  In  1881 
the  firm  changed  to  Robert  C.  Fisher,  and  in  1888  to  Robert  C. 
Fisher  &  Co.,  Edward  B.  Tompkins  being  admitted  in  1893.  Rob- 
ert C.  Fisher  died  and  his  son,  of  the  same  name,  was  admitted,  the 
*  .stvle  of  the  firm  being  the  same;  in  1893  it  again  changed  to  Rob- 
ert C.  Fisher  &  Co.,  the  firm  being  composed  of  Robert  C.  Fisher 
and  Edward  B.  Tompkins;  the  present  Mr.  Robert  C.  Fisher  is  a 
grandson  of  the  founder  of  the  firm. 

In  that  quarter  of  a  century  before  the  Civil  War  there  was  com- 
paratively no  fine  interior  marble  work  completed  in  the  Xorth. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  423 


The  South  created  whatever  demand  there  was  and  to  the  North 
the  rich  Southerners  came  to  secure  the  contracts.  In  Xew  Orleans 
and  Charleston,  Fisher  &  Bird  completed  at  that  time  what  was  con- 
sidered the  finest  examples  of  modern  marble  work  in  this  countrv 
in  the  custom  houses  of  those  cities.  When  the  wave  of  prosperity 
was  felt  after  the  war  in  the  North  and  New  York  became  the 
metropolis  and  center  of  wealth  in  the  United  States,  Fisher  &  Bird 
still  maintained  their  sui)remacy,  as  the  firm  Robert  C.  Fisher  &  Co. 
continues  to  do  so.  Their  work  is  seen  from  San  Francisco  to  Bos- 
ton and  from  Cincinnati  to  New  Orleans.  The  highest  example  of 
modern  architectural  marble  art  in  this  or  any  other  country  in  the 
world  has  been  completed  by  them  as  the  court  of  Metropolitan  Life 
Insurance  Building,  at  Madison  avenue  and  23d  street,  testifies.  The 
handsome  marble  interior  of  the  New  York  Life  Building,  on  Broad- 
way and  Leonard  street,  was  also  manufactured  in  the  company's 
works,  on  Houston  street.  It  is  unnecessary  to  specify  any  of  the 
private  residences  which  have  become  famous  throughout  the  United 
States,  the  work  of  which  was  completed  by  this  firm;  suffice  to  say 
that  the  marble  work  of  a  great  number  of  important  buildings,  pub- 
lic and  private,  has  been  done  under  the  supervision  of  this  firm. 

Goss  &  Edsall  Company. 

There  is  probably  no  business  identified  with  the  Iniilding  trade 
which  comes  so  little  before  the  general  public,  and  of  which  so  lit- 
tle is  known,  as  that  of  the  buildmg  material  supplies.  A  structure 
of  national  repute  may  be  completed,  the  name  of  the  architect  her- 
alded over  the  country,  and  the  name  of  the  contractor  or  builder 
becomes  promment.  It  is  seldom  the  public  inquire  as  to  the 
sources  from  which  the  material  used  in  its  construction  came.  They 
do  not  kni)\\'  that  just  as  careful  and  exjierienced  a  management  is 
required  in  tlie  su])i)lying  of  the  materials  as  the  builder  exercises 
in  superintending  its  construction. 

One  of  the  best  known  of  the  building  material  supply  companies 
in  this  city  is  that  of  Goss  &  Edsall  Company,  358-360  West  street. 
Incorporated  February  i,  1891,  the  young  company  astonished  the 
building  trade  by  the  boldness  of  its  well-prepared  plans.  It  had 
been  incorporated  hardly  a  year  when  it  tendered  for  one  of  the  large 
insurance  companies'  office  buildings  down  town.  Among  the  old 
dealers  it  was  questioned  whether  a  young  company  could  fulfill  a 
large  contract,  the  term  of  which  might  extend  over  a  period  of  two 
or  more  years.  Goss  &  Edsall  Company,  however,  was  not  made 
up  of  inexperienced  men.  Wright  D.  Goss  and  William  H.  Edsall, 
the  leading  officers  of  the  company,  were  well  known,  and  had  been 
prominently  identified  with  the  building  trades  in  connection  with 
the  old  firm  of  Peck,  ]\Iartin  &  Company.  The  young  company  se- 
cured the  contract  and  carried  out  each  detail  with  unquestioned 


424 


A  HISrORV  OF  REAL  ESTATE, 


al)ility.  TIk'  successful  completion  (if  so  extensive  an  (i])eration 
]ir(i\e(l  the  conijjetency  of  the  new  organization  to  handle  an\-  con- 
tract however  lar^e. 

The  policy  of  the  coni])an\  is  deterniined  1)\'  its  President,  W'riiiht 
D.  Goss.  Mr.  Goss  is  a  man  of  much  executive  ahilit}'  and  threat 
will  power.  His  individuality  at  once  conuuands  friendshij),  and  to 
his  personal  cjualities  much  of  the  company's  success  is  no  doubt 
due.  He  is  a  member  of  the  Buildino-  Trades  Club,  Building  Ma- 
terial Exchange,  Mechanics"  &  Traders'  Exchange  and  numerous 
other  organizations.  William  I  1.  Ivlsall,  Treasurer  of  the  company, 
manages  the  financial  and  office  wt)rk,  and  is  thoroughly  experi- 
enced, having  been  connected  with  the  building  material  trade  for 
more  than  twenty  years.  The  other  directors  in  the  company  are 
Clayton  S.  Goss,  Willis  J.  Barto  and  James  G.  Robinson. 

When  the  history  of  the  building  trade  of  the  last  decade  shall  be 
written,  the  name  of  Goss  &  Edsall  Company  will  be  found  to  figure 
in  almost  every  building  operation  of  any  prominence.  The  sup- 
plies for  such  noted  structures  as  the  Mutual  Life  Building,  Man- 
hattan Life  Building,  Central  Stores,  United  States  Appraisers' 
Stores,  Hotels  Gerard,  Savoy  and  A'endonie.  liowling  (  Ireen  Ofifice 
Building,  Syndicate  Building  (Park  Row  i.  Wool  l''.xchange.  Cable 
Building,  TifYany's  Manufactories  at  1-orest  Hill,  \.  j.,  Xew  York 
Sugar  Refinery  and  Grant's  Tomb,  were  furnished  by  this  corpora- 
tion. This  list  of  buildings  proves  that  no  contract  is  too  large  for 
Goss  &  Edsall  Company  to  assume,  and  to  guarantee  its  intelligent 
handling  and  satisfactory  completion,  while  the  smallest  orders  in 
their  every  detail  receive  the  closest  personal  and  systematic  atten- 
tion. The  thorough  comprehension  of  the  conditions  incident  to 
the  conduct  of  this  bitsiness,  together  with  the  determined  purpose 
to  conscientiously  and  promptly  fulfill  its  every  obligation,  places 
this  corporation  foremost  among  dealers  in  masons'  building  ma- 
terials. 

John  P.  Kane  Company. 

It  is  seldom  one  finds  a  career  in  the  mercantile  world  paralleling 
that  of  Mr.  John  P.  Kane,  the  well-known  dealer  in  masons'  build- 
ing materials.  There  are  no  doubt  numbers  of  successful  business 
men  in  New  York  who  can  look  back  with  pride  and  i)oint  to  the 
time  when  they  began  their  careers  as  clerks,  and  ])robably  office- 
boys  in  the  same  establishment  in  wliich  they  now  hold  the  most 
responsible  of  positions  as  heads  or  partners  in  the  firm.  But  thev 
are  few  indeed,  who,  having  risen  to  that  hard-earned  position,  then 
suffer  .by  an  overwhelming  stroke  of  misfortune  the  loss  of  the 
fortune  which  they  had  accumulated  by  years  of  faithful  work,  have 
then  commenced  the  struggle  again,  and  have  risen  to  an  eminence 
greater  in  fact  than  they  had  previouslv  attained.      Such,  in  brief, 


BVILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  425 


426 


A  HISTORY  OF  REAL  ESTATE. 


is  the  story  of  Mr.  Kane's  efforts  since  his  introduction  into  the 
keenly  competitive  mercantile  trade  of  New  York. 

Mr.  John  P.  Kane  is  the  leadin^q-  spirit  and  active  manag'er  of  the 
John  P.  Kane  Company,  organized  and  incorporated  in  1893  under 
Xew  York  State  laws.  He  was  previously  connected  with  the  firm 
of  Cauda  &  Kane,  the  largest  mason  building  material  supply 
dealers  in  this  country.  It  was  formed  in  1879,  and  had  grown 
almost  solely  through  Mr.  Kane's  ef¥orts  from  a  comparatively  in- 
significant affair  to  one  of  almost  gigantic  proportions  with  branches 
in  different  parts  of  the  metropolitan  district.  After  the  commercial 
panic  of  1893,  the  firm  ceased  to  exist.  In  November  of  that  year 
a  company  was  organized  and  incorporated  with  Air.  Kane  as  its 
manager,  and  the  policy  under  him  was  greatly  changed.  Profiting 
by  his  previous  experience,  Air.  Kane  had  decided  to  adopt  the 
principle  of  buying  solely  for  cash,  obtaining  thereby  all  available 
discounts,  and  enabling  him  to  sell  the  consumer  at  prices  which 
could  not  be  undersold. 

A  partial  list  of  buildings  supplied  by  this  company  is  probably  the 
best  criterion  by  which  one  is  enabled  to  judge  of  the  company's 
business.  They  are  the  American  Surety  Pjuilding,  Presbyterian 
Building,  United  Charities  Building,  Kennedy  Building,  Xew  York 
Life  Building,  Siegel-Cooper  Co.'s  store,  Carnegie  Hall  extension, 
9th  Regiment  Armory,  American  Tract  Society  Building,  the  hotels 
Savoy,  Xetlierlands  and  Waldorf,  the  residences  of  Cornelius  \'an- 
derbilt  and  C.  P.  Huntington.  At  present  the  company  are  com- 
pleting the  Empire  Building  and  the  University  Club. 

The  nature  of  such  a  business  as  the  supplying  of  brick, 
cements,  lime,  etc.,  is  such  that  it  recjuires  a  great  amount  of  atten- 
tion, because  of  its  being  so  full  of  detail  and  requiring  the  utmost 
attention.  Mr.  Kane  attributes  his  great  success  to  the  fact  that  he 
gives  his  business  his  unlimited  attention,  and  he  imparts  an  energy 
to  those  around  him  which  cannot  help  but  bring  the  best  results. 

The  storage  depots  of  the  company  are  the  largest  in  X^ew  York. 
They  are  situated  at  the  foot  of  East  14th  street  and  96th  street  and 
X'orth  River.  The  main  office  is  located  at  the  northeast  corner  of 
22d  streets  and  Fourth  avenue. 

Henry  Maurer  &  Son. 

There  is  probably  no  better  known  firm  in  the  fire-proof  building 
material  trade  than  the  subject  of  our  sketch,  Henry  Maurer  &  Son, 
of  Xo.  420  East  23rd  street.  Established  in  1856,  when  the  tendency 
to  fire-proof  buildings  was  yet  in  its  infancy  the  tirm  has  grown 
with  the  enormous  increase  in  use  of  the  articles  manufactured  by 
them,  and  has  in  no  slight  measure  aided  their  growth.  The  firm, 
literally  speaking,  is  a  pioneer  in  the  manufacture  of  fire-proof  build- 
ing materials,  and  many  of  the  great  improvements  in  the  hollow  tile 


BUILDING  AXD  ARCHITECTURE  IX  NEW  YORK. 


and  porous  terra  cotta  work  have  l)cen  launched  on  the  market  from 
the  plant  of  this  firm  after  having-  been  (hil\'  exi)eriniente(l  upon. 
Thev  have  introduced  vear  after  vear  some  new  feature  in  fire-proof- 
ing which  has  become  standard  and  is  now  imitated.  One  of  the 
best  improvements  which  the  firm  introduced  about  three  years  ago 
is  that  of  the  "Excelsior"  end  construction  flat  arch.  It  not  only 
received  the  endorsement  of  all  the  leading  architects  and  promi- 
nent builders,  but  it  is  uniforndy  conceded  to  be  the  best  system  of 
fire-proofing  ever  presented  to  the  building  trade.  Ii!y  the  most 
severe  tests  it  has  been  proved  that  the  arch  is  25  per  cent,  lighter 
and  stronger  than  the  old  style  flat  arch  ;  it  adds  a  saving  in  construc- 
tive iron  and  the  distance  ])etween  the  iron  beams  can  be  increased. 

The  works  are  situated  at  ]\Iaurer,  X.  ]..  on  W'oodbridge  Creek 
and  Staten  Island  .'^ound.  Tliey  control  large  water  frontage  and 
dock  room,  and  possess  every  facility  for  shipping  bv  either  railroad 
or  boat.  The  plant  covers  an  area  of  seventy  acres,  while  the  clay 
banks  whicli  contain  the  best  (|ualitv  of  firecLn-  and  are  practicallv 
inexhaustible  cover  an  area  o\  about  500  acres.  It  mav  i)e  mentitjned 
that  no  plaster,  cement,  lime  or  a-^hes  are  used  in  the  course  of  man- 
ufacturing their  many  fin'-pro:)fing  materials.  The  talent  emploved, 
especially  in  the  experimental  department,  is  of  the  best  and  most  ex- 
perienced tyjje.  In  every  division  of  manufacture  there  is  close  atten- 
tion given  to  details,  and  it  is  also  attended  by  intelligent  supervision. 
The  members  of  the  firm  are  experts  in  regard  to  the  knowledge  of 
the  characteristics  of  ditterent  clays.  The\-  made  it  an  oljject  earlv 
in  their  career  to  ]dace  on  the  market  the  best  manufactured  articles 
in  their  line  and  they  have  succeeded.  The  product  of  the  }^Iaurer,  X. 
J.,  plant  has  been  used  in  almo.-t  every  building  of  any  ])n)minence  in 
New  York  City  and  vicinity.  Their  superiority  over  the  articles  man- 
ufactured by  others  is  so  clearly  manifested  that  architects  make  a 
positive  specification  of  their  use.  The  facilities  for  turning  out 
large  contracts  are  easily  equal  to  the  demand  and  the  result  has 
been  prompt  delivery  and  excellent  service.  We  can  give  but  a  few 
of  the  many  structures  the  fire-i)roof  material  of  which  were  su|)plie(l 
by  this  firm.  Among  the  office  buildings  are  the  Empire  I'.uilding, 
Bank  of  Commerce,  Townsend  I'.uilding,  American  Surety  Com- 
pany r.uilding,  .Ast(jr  lUiilding.  Xew  York  Produce  Exchange, 
Wilks  Building,  Tower  Building,  Times  Building,  Potter  I'.uilding, 
anfl  ninetv  others  in  Xew  York  and  surrounding  cities.  In  apart- 
ment houses  there  are  the  Don  Carlos  apartments,  Xavarro 
apartments,  Knickerbocker  apartments,  Marie  Antoinette 
apartments.  In  residences  the  firm  has  completed  those  of  W.  H. 
A'anderbilt,  h'ifth  avenue  and  51st  street:  Cornelius  \'anderbilt,  Eifth 
avenue  and  57th  street;  Henry  A'illiard,  Collis  P.  Huntington, 
Whitelaw  Reid,  Isaac  Stern,  Peter  Doelger  and  H.  H.  Cook,  all  on 
Fifth  avenue.  The  warehouses,  breweries,  hospitals,  colleges,  banks, 
clubs,  theatres,  hotels,  factories,  churches  and  stores  completed  by 
this  firm  are  among  the  best  class  of  structures  in  the  city. 


428 


A  HISTORY  OF  REAL  ESTATE, 


Otis  Brothers  &  Co. 

In  a  brief  sketch  of  the  ])art  |)la\e(l  hy  this  company,  not  only  in 
America  but  throughout  tlie  civihzed  world,  it  is  possible  to  deal 
only  in  generalities.  It  is  sut^icient  to  sa\-  that  the  rise,  development 
and  gradual  perfection  of  standard  elevators  and  hoisting  machinery 
in  this  countrv  and  I-'in-o|)e  has  been  the  story  of  rise  and  successful 
career  of  tlu-  (  )tis  brothers  &  Company,  Potter  Building,  Park  Row. 

ddie  founder  of  the  ])resent  com]ianv  was  Mr.  Fdislia  ( i. 
( )tis.  In  1867  tlie  |)resenl  ctini|>an\'  was  incor])orated.  At  that 
time  elevator  machiner\-  wa>  beginning  to  be  more  largely 
used,  and  later,  in  1S73-74,  various  scientific  and  trade  journals 
recommended,  without  excei)tion,  the  use  of  the  Otis  elevator  ma- 
chiner\  for  the  reason  of  its  having  reached  the  highest  point  of 
excellence.  .\s  \-ears  jiassed  and  the  develo])ment  of  the  crude  ma- 
chines of  those  earh'  daA's  into  the  nuich  more  perfect  one>  ni  to-day 
progressed, the  (  )tis  Company  succeeded  in  maintaining  this  suprem- 
acy. During  its  long  career,  it  holds  the  proud  record  of  there 
having-  been  not  a  life  lost  bv  a  defect  in  its  elevator  machinery.  It 
is  now  the  largest  concern  in  the  world  manufacturing  elevators  and 
hoisting  machinery.  Its  plant  is  located  at  ^'onker^,  w  here  600  men 
are  daily  employed.  It  has  branches  and  selling  agencies  in  every 
city  in  the  Union  and  in  all  principal  cities  of  tlie  world. 

It  is  safe  to  say  that  three-fourths  of  the  elevators  used  in  Xcw 
York  have  been  manufactured  l)y  this  company,  ami  those  elevators 
carry  daily  more  passengers  than  the  elevated  railroad  >\  stem. 

The  continued  success  of  this  com])an\-  i>  due  to  the  fact  that  its 
reliable  reinitation  is  world-wide.  This  re])utation  \\a>  attained  hy 
the  use  of  the  best  grade  of  material  and  the  best  of  tested  improve- 
ments. Of  the  latter,  the  Otis  Governor  Safet\-  ."^to])  is  prol)ably  the 
greatest.  Their  hydraulic  elevators  have  been  placetl  in  nearly  all 
the  govermnental  buildings.  Hotels,  stores  and  offices  advertise  the 
use  of  the  (  )tis  Elevator  to  their  patrons. 

Electric  elevators  were  first  introduced  by  this  company  about 
nine  years  ago,  and  they  have  now  about  1,700  in  successful  opera- 
tifin  in  this  coimtry  and  in  Europe,  and  for  moderate  speeds,  espe- 
ciallv  where  the\-  can  be  o]:)crated  from  electric  power  lines  in  the 
-ireets,  they  give  very  good  service.  The  controlling  devices  which 
t];i^  coni])any  has  recently  patented  and  introduced  for  house  eleva- 
tors are  the  most  perfect  of  their  kind, being  automatic  in  their  action 
so  far  as  stopping  the  elevator  and  unlocking  the  doors  are  con- 
cerned, and  making  it  impossible  for  an  elevator  to  be  moved  froin 
the  floor  at  which  it  is  standing  until  the  door  is  closed,  thus  doing 
away  entirely  with  the  ditliculties  which  have  been  heretofore  met 
with  by  inexperienced  ])ersons  in  safelv  operating  and  controlling 
dwc'lling  house  ekwators. 


BUILDIXG  AXD  ARCHITECTCRE  IX  XEir  YORK. 


The  Okonite  Company. 

Tlie  ( )konite  Coni])anv  was  orj^-anized  in  1884.  The  term  "( 
nite"  is  the  traile  term  used  hy  the  eompany  f(jr  the  past  fourteen 
years  and  lias  l)ec()me  an  imprint,  sit^nifyinq-  exceUence  in  the  arti- 
cles which  Ijear  that  name.  The  company  itseh'  has  o-rown  to  im- 
mense proportions  and  is  generally  recognized  as  one  of  the  largest 
manufacturers  of  rubber  insulated  wires  and  cables  of  the  highest 
grade  for  electrical  purposes.  The  managers  cf  the  company  are 
Willard  L.  Candee  and  H.  Durant  Cheever;  George  T.  Mason  is 
General  Superintendent  and  William  H.  Hodgins,  Secretary. 

The  factory  is  located  at  Passaic,  where  oyer  200  men  are  em- 
plo\  ed.  Its  capacity  exceeds  80,000,000  feet  of  wire  a  year,  and  with 
facilities  and  equipment  unsurpassed  the  ])roduct  of  its  manufacture 
is  the  best  that  modern  skill  has  \  et  brought  forth.  The  Paris  Ex- 
position of  1889.  when  the  company  was  established  but  a  short  time, 
recognized  the  superiority  of  its  sulmiarine  cables,  telephone  cables, 
and  other  insulated  electrical  conductors,  and  awanled  them  a  gold 
medal  on  that  account.  In  this  country,  and  wlierewr  their  ])roduct 
has  been  introduced,  j^ractical  electricians  and  electrical  experts 
have  endorsed  their  use,  and  the  record  of  their  use,  whether  sub- 
marine, subterraneous  or  aerial,  has  substantiated  what  the  (  )konite 
Company  justly  assert.  The  i)rincipal  ingredient  of  the  Okonite 
composition  which  is  used  as  the  insulator  is  fine  Para  rubber,  which, 
after  mixing,  is  put  on  the  wire  or  cable  by  machinery.  In  some 
cases  the  wire  or  cable  is  then  braided  by  machiner\-  (iperate<l  by 
skilled  women  oi])erators.  The  high  insidating  (lualitx  of  their  pro- 
duct results  in  the  use  of  less  electrical  energw  and  the  well-knmvn 
durability  of  the  Okonite  Company's  product  further  increases  its 
popularity. 

The  following  is  a  partial  list  of  buildings  com])leted  by  them  in 
New  York  and  Brooklyn  : 

Building,  lOth  street,  near  Uniyersity  place;  addition  to  Museum 
of  Natural  Hist(5ry.  New  \'ork  City:  Gillender  lUiilding,  corner  Wall 
and  Nassau  streets;  the  llavemeyer  Stores,  Prince  street  ami  Broail- 
way;  E.  T.  Gerry's  stable,  in  .\'o.  39  East  62d  street;  \'.  M.  C.  A. 
Building,  57th  street,  between  8th  and  9th  ayenues;  Gerken  Building, 
Chambers  street;  St.  Ignatius'  Church,  84th  street  and  Park  avenue; 
Schernierhorn  Building,  96  Broadway;  Astor  Library,  8th  street  and 
Broadway;  St.  Boniface  Building,  5th  avenue  and  21st  street;  West- 
ern Electric  Co.  Building,  Greenwich  and  Thames  streets,  Aurora 
Grata  Building,  ]Madison  street  and  Bedford  avenue,  Brooklyn; 
Brooklyn  Warehouse  and  Storage  Co.,  h-a>t  River,  Brooklyn; 
Church  Clubhouse,  85th  street  and  ist  avenue;  Connnercial  Cable 
Building,  Broad  street,  near  Wall;  Brooklyn  Art  ljuilding.  Park 
Plaza,  Brooklyn;  Queens  Insurance  Building,  northwest  corner  of 
Cedar  and  Williams  streets;  Horse  Exchange,  southwest  corner  of 
Broadway  and  50th  street.    In  addition  they  have  furnished  the  Pos- 


430 


A  HISTORY  OF  REAL  ESTATE, 


tal  Telei^ra])li  Cal)lc  C\).  with  tlic  cable  runnint;-  across  Great  South 
Bay.  a  stretch  of  six  miles.  The  coini)any  als(.)  supplies  other  tele- 
graphic c()ni])anies  and  all  tlie  tele])h()ne  C( )iii])anies. 

William  E.  Quimby. 

The  screw  ])uiiip  imented  William  IC.  (Juimljy  and  placed  on 
the  market  in  Jnly,  iSijj.  has  met  with  the  liis^h  ap])roval  of  archi- 
tects and  engineers  in  the  Xew  York  district  and  elsewhere  in  the 
United  States  and  abroad.  Mr.  W.  E.  Quimby  has  his  office  at  141 
llroadwav,  Xew  York,  and  has  established  agencies  in  San  Fran- 
cisco, Chicago,  i'.ulTalo,  Xew  Haven,  }\Iontreal  and  in  London,  Kng- 
land.  1  U-  IS  a  graduate  of  Steven's  Institute  of  the  class  of  1887.  .Mr. 
(Juimlix's  (.-nergx  and  business  aljiility  have  been  successfully  exer- 
cised in  securing  wide  recognition  of  the  reniarkaljle  superiority  of 
his  unique  screw  |)ump.  Wherever  his  house  service  pumps  or  his 
larger  pres.sure  pumi)s  for  elevator  or  other  uses  have  been  intro- 
duced, tlieir  advantages  in  respect  of  simplicity,  durability  and  effi- 
ciency ha\  e  at  once  become  apparent. 

The  (Juind)y  screw  pump  can  be  successfully  used  for  elevating 
any  fluid  under  conditions  where  efficiency  is  the  main  requirement 
and  especially  where  freedom  from  noise  or  vibration  and  a  contin- 
uous pulseless  delivery  are  demanded.  Under  such  conditions  the 
Quimby  screw  pump  stands  pre-eminent,  since  carefully  conducted 
tesTS  prove  that  in  handling  any  fluid  that  can  pass  through  a  pump 
greater  economy  can  be  secured  with  this  pump  than  with  any  other 
\  et  iK  vised.  The  screws  of  the  Quinrby  ]iuni])  o]X'rate  as  a  contin- 
uous i)iston,  collecting  and  pushing  the  fluid  from  the  suction  to  the 
discharge  in  a  stream  of  uniform  size.  It  is  a  well  known  law  of 
hydraulics  that  the  less  a  moving  column  of  water  is  disturbed  and 
the  more  nearly  the  channel  through  which  it  flows  can  be  kept  of 
uniform  size  the  less  will  be  the  friction  encountered  and  the  less  will 
Ije  the  power  reciuired  to  keep  it  in  motion.  It  is  self-evident,  there- 
fore, that  in  the  Quimby  screw  pump,  wherein  the  power  is  con- 
tinuously exerted  in  the  same  direction  and  wherein  the  channel  is 
practicallv  of  uniform  size,  the  friction  is  less  and  the  power  ex- 
pended in  operation  is  less  than  in  the  case  of  any  form  of  recipro- 
cating pump,  wherein  the  channels  are  of  varied  size,  wherein  valves 
are  required  and  wherein  power  is  necessarily  exerted  in  merely  re- 
versing the  strokes  of  the  plunger.  For  house  service,  where  noise 
or  vibration  are  especially  objectionable,  the  Quimby  screw  pump, 
by  reason  of  the  absence  from  it  of  any  reciprocating  parts  or  valves, 
and  because  of  its  pulseless  delivery,  is  the  only  pump  now  on  the 
market  wdiich  can  be  satisfactorily  used.  Rotating  noiselessly  at 
comparatively  hig^h  speeds,  the  Quinrl)y  screw  pump  lends  itself  with 
peculiar  facility  to  direct  connection  with  an  electric  motor,  with  a 
resulting  simplicity  and  compactness  of  construction  which  have 
given  it  a  wide  field  of  usefulness  in  the  building  trades.    The  ap- 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  431 


proval  whicli  it  has  received  from  ]ironiinent  architects  and  en- 
gineers, l)oth  for  liouse  service  and  elevator  work,  is  in(Hcated  Ijv 
tlie  subjoined  Hst  of  a  few  of  the  representative  buihhngs  in  wliicii 
the  Quimby  screw  pump  is  used: 

Residence  C.  P.  Huntington,  5th  ave.  and  57th  st.,  Xew  York; 
residence  T.  Wyman  Porter,  25  East  56th  st.,  Xew  York:  residence 
Levi  P.  Morton,  681  Fifth  ave.,  Xew  Y..rk;  A.K.r  i:Mate  I'.uikhng. 
2  and  4  West  33d  st.,  New  York;  Livingstone  r,nil(Hng,  Sinnh  5tn 
ave.  and  3d  St.,  Xew  York;  Kent  Estate  I'.uihHng,  28  L'nion  square 
East,  Xew  York;  City  Hall,  Albany,  X.  Y. ;  ^lunicipal  Building, 
Brooklyn,  X.  Y.;  First  National  Bank,  I'aterson,  X.  J.:  Hotel  Clu- 
ney,  Boston,  Mass.:  Haddon  Hall  Hotel,  Boston,  Mass.:  Bank  of 
North  America,  Chestnut  st.,  Philadelphia:  Illinois  l-.astern  Hos- 
pital, Kankakee,  III;  Riverside  Trust  Co.,  Riverside,  Cal. 

John  W.  Rapp. 

After  the  great  Boston  and  Chicago  hres,  in  the  earlv  seventies, 
there  came  a  sudden  realization  that  the  use  of  inflammable  material 
in  building  must  lie  done  awa_\-  with.  The  outcome  of  this  was  the 
beginning  of  the  modern  tireprooi  construction.  The  greatest  source 
of  weakness  in  a  ])uil(ling  w  as  the  flooring,  and  to  remedy  this  a  num- 
ber of  methods  for  the  construction  of  this  i)articu!ar  portion  were 
])Ut  forward.  The  materials  used  were  non-combu^til)le,  and  con- 
sisted cliieflv  of  iron  and  brick.  With  the  use  of  these  new  materials 
came  a  new  method  of  construction — namely,  a  series  of  more  or  less 
flat  arclies  having  their  bases  in  horizontal  iion  beams,  and  being 
covered  with  brick.  In  many  cases  arches  built  entirely  of  brick  and 
supported  in  the  same  luanner  as  tlie  iron  ones  were  used.  Parti- 
tions, also,  began  to  be  constructed  in  a  fireproof  manner.  Iron  net 
work  superseded  lath  and  the  plaster  was  laid  directly  on  the  brick. 

A  method  of  floor  construction  which  has  come  into  considerable 
prominence  during  the  last  year  or  so  is  that  known  as  the  Rapp 
Patent  System  of  Fireproof  I'loors.  John  W.  Rapp,  the  inventor 
and  i)atentee,  established  himself  in  busines>,  some  thirteen  vears  ago, 
at  Xo.  201  Fast  66th  street.  He  lias  been  in  his  present  office,  at 
No.  315  East  94th  street,  for  the  past  eight  years.  At  the  official  test 
of  Mr.  Rapp's  flooring,  made  by  the  Department  of  Buildings,  in  Oc- 
tober of  1896,  it  fully  justified  all  the  claims  of  its  inventor. 

A  partial  list  of  the  buildings  constructed  or  in  course  of  construction 
in  which  the  Rapj)  Patent  System  of  Fireproof  Floors  has  been  or  is 
being  used  includes  Hanmierstein's  Olympia  Theatre,  the  [.  S.  Lind- 
say Jkiilding,  103  Fifth  avenue;  the  Daiker  Apartment  House,  St. 
Nicholas  avenue  and  145th  street:  the  first  and  second  floors  of  the 
Don  Carlos  Apartment;  the  Hotel  Majestic,  72d  street  and  Central 
Park  West;  the  T.  K.  White  apartment,  i  i8th  street  and  St.  Xicholas 
avenue ;  the  Model  Tenements  in  W^est  68th  and  69th  streets,  of  which 
Mr.  Ernest  Flagg  was  the  architect ;  a  w^arehouse  for  Weil  &  Mayer, 


432 


A  HISTORY  OF  REAL  ESTATE, 


at  (Ircat  Jones  street;  the  First  National  I'.ank,  Hartford,  Conn.; 
the  (  )1(1  Man's  Home,  Philadelphia,  Pa.;  and  the  T.hnd  Asylinn,  also 
in  Philadelphia.  The  atjents  for  John  W.  Rapj)  are  ^Moffat  &  Hewitt, 
156  5th  avenue,  \\  \v  ^'<)rk  ("it\  ,  and  V.  \\.  llailev,  Harrison  Build- 
\ng,  15th  and  Market  .treet>,  1 'h'ila.leli)lna.  Pa. 

The  component  i)arts  of  the  Kai)])  system  of  floor  construc- 
tion, which  are  common  to  the  various  forms  of  floors,  are  steel  T's 
rolled  cold  from  the  flat  placed  between  floor  beams,  brick  laid 
between  these  T's  and  cinder  cement  concrete  f^routed  and  tamjied 
over  to  the  necessary  height.  The  varinus  forms  of  tloor  construc- 
tion in  the  Rapp  system  are  the  arch  construction,  j)anelled  con- 
struction and  the  sec^mental  brick  arch.  The  latter  mode  of  con- 
struction is  particularly  commended  and  endorsed  by  Xew  York 
architects  and  builders.  It  also  complies  with  the  New  York  build- 
ing- laws  to  tlic  letter.  It  may  be  added  that  the  Rapp  system  in 
general  is  remarkable  for  its  adaptability  to  all  circumstances.  The 
fire-proofing  of  the  roof  of  a  building  at  any  angle,  of  irregular 
work,  domes  and  upright  work  can  l)e  easily  accomplished.  One 
of  the  recent  contracts  completed  is  the  seventeen-story  building 
of  the  Real  Estate  Trust  Co.  in  Philadelphia. 

Richardson-Boynton  Company. 

It  is  said  the  best  evidence  a  manufacturing  firm  can  produce  to 
show  real  merit  in  the  character  of  its  output,  is  the  favor  with  which 
it  is  received  by  the  people.  Judging  the  Richardson-Boynton 
Company  by  this  criterion,  it  appears  that  the  warm  air  heating  fur- 
naces and  the  cooking  ranges  manufactured  by  that  company  must 
possess  unusual  merit,  for  they  have  met  with  unusual  favor  from  the 
public  generally  for  many  years.  The  reputation  of  the  company  has 
spread  to  every  State  in  the  Union,  and  there  is  not  a  city  from  New 
York  to  San  Francisco  in  which  there  is  not  an  agent  who  makes 
a  specialty  of  the  Richardson  &  Boynton  furnace. 

The  company  was  established  in  1837,  and  for  the  past  35  years  the 
offices  of  the  company  have  been  located  in  Nos.  232  and  234  Water 
street.  In  1882  the  company  was  incorporated,  with  Air.  H.  T.  Rich- 
ardson as  its  president. 

The  foundry  and  shops  have,  until  the  past  year,  been  located  in 
Brooklyn,  near  the  Atlantic  docks,  where  they  occupied  a  scjuare  of 
city  property.  But  with  the  march  of  success,  the  company  out- 
grew the  former  spacious  workshops  and  was  compelled  to  enlarge 
them  greatly  at  the  new  site,  Dover,  X.  J.  The  new  factory  and 
yards  are  fitted  with  the  most  modern  machinery  and  are  the  most 
extensive  of  the  kind  in  this  country:  four  of  the  buildings  are  each 
500  feet  long,  and  about  450  men  are  employed. 

The  company  does  not  confine  its  trade  to  the  manufacturing  o[ 
hot  air  furnaces  and  ranges  for  metropolitan  trade  only;  its  trade 
has  extended  to  such  an  extent  that  its  reputation  is  continental;  the 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK. 


requirements  of  the  Chicago  market,  the  Denver  market  and  the 
Louisville  market  have  been  thoroughly  considered  by  the  firm's  ex- 
perts, with  the  result  that  the  name  of  the  Richardson  &  Boynton 
Company  is  almost  as  familiar  in  those  cities  as  in  Xew  York.  An 
evidence  of  the  merit  of  the  furnace  made  for  local  trade  is  that  archi- 
tects particularly  specify  their  furnace,  and  a  large  portion  of  the 
business  done  in  this  city  is  the  removing  of  other  makes  of  furnaces 
and  replacing  them  with  the  Richardson  &  Boynton  manufacture; 
this  has  been  done  in  scores  of  cases,  chiefly  on  account  of  the  in- 
efficiency of  the  other  make  of  furnace. 

There  is  no  doubt  but  that  the  success  of  this  company  is  due  in  a 
great  measure  to  the  employing  of  the  best  possible  talent  in  the  mat- 
ter of  design  and  experience  in  workmanship.  The  name  "Perfect" 
is  used  in  case  of  each  article  manufactured,  whether  it  is  a  furnace 
or  a  cooking  range;  it  is  registered  and  is  used  as  a  safeguard  against 
imitations. 

The  other  officers  of  the  company  are  A.  P.  Richardson,  Vice- 
President:  D.  S.  Richardson,  Treasurer;  F.  B.  Richardson,  Secretary. 

John  H.  Shipway  &  Brother. 

The  advances  made  in  marble  working  in  this  country  during  the 
past  quarter  century  have  been  phenomenal.  Before  the  civil  war 
whatever  marble  was  manufactured  in  the  Xorth  was  mainly  on  the 
contracts  of  Southern  clients.  With  the  great  increase  in  demand 
from  all  parts  of  the  Union  after  the  war  closed  came  a  demand  for 
increased  facilities.  Young  but  enterprising  firms  sprang  into  ex- 
istence and  met  with  such  a  measure  of  success  that  astonished 
fimis  who  had  been  doing  business  for  many  years.  The  enterprise 
and  progressive  genius  of  the  younger  firms  ecjuipped  their  plants 
with  more  modern  machinery,  adding  dispatch  to  the  high  quality 
of  work  done.  First  among  the  marble  working  firms  in  Xew  York 
who  have  attained  a  prominence  not  merely  local,  but  national,  is 
that  of  John  H.  Shipway  &  Brother,  whose  mills,  office  and  wharf 
are  located  at  136th  street,  near  the  East  River.  The  firm  is  com- 
posed of  John  H.  Shipway,  Charles  M.  Shipway,  Robert  H.  Reid 
and  Peter  J.  Conlon. 

The  plant  of  the  Shipway  firm  is  the  largest  and  best  equipped 
in  the  country  and  it  is  generally  regarded  as  having  no  superior  in 
equipment  or  completeness  in  the  world.  Particular  attention  has 
been  given  to  modern  machinery  for  marble  working,  for  Mr.  John 
H.  Shipwav  is  not  only  an  expert  in  that  particular  line,  but  has  in- 
vented and  patented  machines  for  improved  marble  working.  The 
plant  covers  an  area  of  seventeen  city  lots,  having  a  deep  water 
bulkhead  with  a  depth  of  water  sufficient  to  moor  the  heaviest 
draught  ocean  steamship  afloat.  The  firm  in  this  respect  possesses 
facilities  and  advantages  for  dispatch  in  receiving  cargoes  and  ship- 
ping that  no  other  metropolitan  firm  has.  Cargoes  imported  from 
28 


434 


A  HISTORY  OF  REAL  ESTATE, 


l*lur(i])caii  countries  can  lie  received  al  tlie  wharf  and  in  a  few  niin- 
utt's.  if  necessary,  the  process  of  manufacturing-  the  rou^^li  niarhle 
can  he  he^i^un  in  the  factorw  Tlie  latter  is  a  three-story  modern 
brick  factory  l)uihhn.L;-,  the  tirst  and  second  floors  of  wdiich  are  de- 
\ntril  to  the  manufacture  au<l  polishing  of  marble.  The  third  floor 
is  reserved  for  the  mosaic  workers  exclusively.  In  this  branch  of 
iheir  industry.  John  II.  .'~^hip\va\  tK;  I'.rother  undoubtedly  occupy  a 
prominent  position  in  the  front  raidv  of  mosaic  workers.  In  the 
scope  of  business  done  in  mosaics,  and  the  quality  of  workmanship, 
the  firm  is  not  excelled  by  any  American  concern.  They  are  the  in- 
" -ntors  and  sole  users  of  an  electric  polishin,^■  machine  for  workino- 
marble  and  onyx.  A  portable  electric  rubbing  machine  for  polish- 
ing the  surfaces  of  marble  and  mosaic  floors  in  buildings 
is  also  an  example  of  the  progressiveness  of  the  firm. 
The  following  is  Init  a  ]iartial  list  of  the  buildings  completed. 
Standard  (  )il  J'.uilding.  St.  Paul  Building,  Lord's  Court  Build- 
ing, Mutual  Reserve  Life  I*\md  lUiilding,  Produce  Exchange  An- 
nex, Mail  and  Express  lUhlding,  Sampson  lUiilding,  New  York 
Clearing  House,  Central  National  Bank  Building,  Columbia  Col- 
lege Gymnasium  Building,  Science  Building,  Physics  Building; 
Barnard  College,  Teachers'  College,  Manhattan  Jlotel,  .Sherry 
Building,  Hoi¥man  House,  Buckingham  Hotel,  Hotel  X'endome, 
Hotel  Marlborough,  Hotel  Regent,  Hotel  Empire,  Yale  College 
Gvmnasium,  St.  Luke's  Hospital,  Bloomingdale  x-Vsylum,  ^Metropol- 
itan  Club,  Fine  Arts  Society  Building,  residences  of  John  H.  In- 
man,  J.  H.  Flagler,  R.  M.  Hoe,  J.  J.  Emery,  Dr.  ( hll  iN'vlie. 

Wm.  E.  Uptegrove  &  Bro. 

A  short  time  ago  the  newspapers  reported  the  opening  of  the 
Chicago  &  Northwestern  Ry.  Co.'s  offices,  at  Broadway  and  Grand 
street,  which  took  place  in  the  presence  of  a  notable  gathering  oi 
railroad  men.  The  feature  of  the  offices  which  received  most  com- 
ment was  the  rich  mahogany  trim  and  appointments.  In  connec- 
tion with  the  account  of  the  opening  it  was  stated  that  the  company 
proposed,  as  occasion  arose,  to  refit  all  its  principal  jjlaces  of  busi- 
ness throughout  the  country  with  mahogany.  The  choice  of  this 
wood  for  the  purpose  was  not  dictated  merely  by  a  desire  for  deco- 
rative efifect,  but  chiefly  by  considerations  of  economy.  The  larger 
part  of  the  cost  of  woodwork  falls  to  the  labor  account,  and  re- 
mains the  same  whether  the  wood  is  expensive  or  inexpensive. 
The  price  of  raw  mahogany  is  only  two-and-a-half  times  that  of 
quartered  oak.  On  the  other  hand,  mahogany  never  warps.  In 
other  woods,  if  the  finish  is  marred,  the  pores  fill  with  dust,  and 
the  finish  cannot  be  restored.  That  of  mahogany  can  be  restored 
bv  the  simple  process  of  refinishing.  Mahogany  is  the  only  wood 
which  improves  in  appearance  with  age.  Furthermore,  it  lends  it- 
self to  a  greater  variety  of  colors  in  decoration  than  any  other  trim. 
In  [act.  "no  wood  possesses  like  advantages  of  combined  sound- 


BUILDING  AXD  ARCHITECTURE  IN  NEW  }'( 


Eruce  Pkice.  Architect 

(1894.) 


43° 


A  HISTORY   OF  REAL  ESTATE, 


ness,  large  size,  durability,  beauty  of  color,  and  richness  of  figure." 
It  is  interesting  to  note  that  the  general  intn  i(hiction  of  mahogany 
trim  dates  from  the  erection  of  the  W  in.  11.  \  anderbilt  residence 
in  1880.  Its  lavish  use  in  this  conspicuous  instance  was  promptly 
imitated  in  the  better  class  of  private  houses.  About  this  time  also 
the  modern  luxurious  type  of  office  building  came  into  existence, 
and  it  did  not  require  long  experimenting  to  discover  that  mahog- 
any, with  its  peculiar  fitness  for  rough  service,  was  the  wood  par 
excellence  for  this  class  of  structures. 

The  excellent  reputation  which  mahogany  enjoys  as  cabinet  wood 
and  trim  for  public  offices,  railway  coaches,  and  private  houses 
is  due  in  a  large  measure  to  the  careful  selection  of  the 
raw  material  by  the  firm  of  Wm.  E.  Uptegrove  &  Bro.,  Xos. 
457  to  475  East  loth  street,  the  largest  dealers  in  imported  hard- 
woods in  the  country,  for  such  architecturally  notable  buildings 
as  the  Wm.  H.  Vandcrbilt  mansion,  the  American  Surety,  the  Mu- 
tual Life,  and  the  Standard  Oil  IJuildings,  as  also  for  the  Wagner 
Parlor  Car  Co.'s  famous  coaches. 

Gillis  &  Geoghegan. 

Established  in  1866,  the  firm  of  Gillis  &  Geoghegan,  of  Xo.  537 
West  Broadway,  has  sustained  a  reputation  of  unquestioned  supe- 
riority in  the  manufacture  of  steam  and  hot  water  heating  and  ventil- 
ating apparatus,  not  only  in  this  city,  but  throughout  the  entire  coun- 
try. This  fact  has  been  estabhshed  time  and  again  by  the  repeated 
orders  from  the  large  building  estates,  corporations  and  private  in- 
vc  st<jrs  testifying  in  a  manner  to  the  superior  merit  of  the  appliances 
manufactured  1)y  Gillis  &  Geoghegan.  The  firm  has  also  erected  a 
large  number  of  ini])ortant  steam  heating  plants  in  all  parts  of  the 
West  and  South,  including  plants  in  large  buildings  in  Memphis, 
Galveston,  St.  Paul  and  Kansas  City. 

In  New  York  very  many  buildings  of  importance,  both  public  and 
private,  are  heated  and  ventilated  by  apparatus  manufactured  by 
this  firm.  It  holds  the  unique  position  of  standing  so  far  ahead  of 
its  competitors  that  it  largely  controls  the  desirable  class  of  trade  in 
the  metropolitan  districts.  Some  of  the  more  important  buildings 
treated  by  this  firm  are  the  immense  Astoria  Hotel,  the  Manhattan 
Life  Building,  Empire  Building,  St.  Patrick's  Cathedral,  Hotel 
Netherland,  Plaza  Hotel,  Broadway  Theatre,  Presbyterian  Hospital, 
John  Jacob  Astor's  handsome  residence.  Catholic  Club,  Stern  Bros.' 
store. 

Patterson  Brothers. 

The  birth  of  the  greater  city  of  Xew  York  marks  the  fiftieth  anni- 
A-ersarv  of  the  establishment  of  the  hardware  business  of  that  well- 
known  and  reliable  firm,  Patterson  Brothers,  of  No.  27  Park  row. 
It  was  established  on  the  Bowery  fifty  years  ago,  and  ten  years  later, 
the  building  having  been  destroyed  by  fire,  it  was  re-established  in 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  437 

its  i^resent  location.  It  was  conducted  by  William  Turner,  Edgar 
C  and  Henry  A.  (brothers),  until  1878,  when  William  Turner  with- 
drew, and  was  succeeded  by  AI.  C.  Kellogg.  It  was  incorporated 
in  1884.  At  present  the  members  of  the  firm  are  Edgar  C.  Patter- 
son— the  surviving  brother — Minot  C.  Kellogg,  David  J.  Tingley, 
Denis  Nunan,  Edward  Stagg,  Robert  X.  Brundage  and  Milliard 
F  Griffiths,  the  six  last  mentioned  having  been  identified  with  the 
business  from  twenty  to  forty  years.  They  are  men  of  high  charac- 
ter and  of  recognized  ability  in  their  various  departments,  and,  to- 
gether, form  a  strong  business  combination.  Their  credit  has  ever 
been  maintained  even  in  periods  of  greatest  depression.  They  are 
leputed  to  carry  the  best  assortment  of  miscellaneous  hardware, 
adapted  to  the  wants  of  everyone,  of  any  retail  house  in  the  world. 
Their  sales  range  from  a  few  cents  to  hundreds  of  dollars.  Their 
builders'  hardware  is  found  in  many  of  the  largest  office  buildings, 
and  in  nearly  every  prominent  building  in  New  York,  besides  thou- 
sands of  residences  in  city  and  country.  Their  telegraphic  supplies 
are  used  from  Xew  \nyk  tn  ."^an  l-'rancisco;  all  railroads  coming  to 
this  city  have  dealt  and  cimtinue  to  deal  with  them,  and  their  ship- 
ments are  ccjusigned  to  nearlv  every  part  of  the  civilized  world.  Their 
custonuTs  include  every  class  of  mechanics,  contractors,  corpora- 
tions and  individuals. 

David  Shuldiner. 

Among  the  prominent  and  successful  dealers  in  glass  in  this  city, 
Mr.  David  Shuldiner,  of  Xo.  961  Sixth  avenue,  unquestionably 
ranks  among  the  first.  Mr.  Shuldiner  is  one  of  the  largest  local 
dealers  in  polished  plate  glass,  h'rench  and  .American  win- 
dow glasses  and  mirror  plates.  He  has  entered  into  competi- 
tion for  the  glazing  work  of  some  of  the  largest  structures  ever  com- 
pleted in  this  city,  and  in  all  cases  where  the  architect  or  owner 
requires  high  class  work  rather  than  extreme  cheapness  it  is  found 
that  Mr.  Shuldiner  has  been  successful.  In  many  of  the  large  of- 
fice and  mercantile  buildings  on  Broadway  and  in  the  lower  section 
of  the  city  now  in  course  of  construction  and  completed  will  be 
found  examples  of  his  ability  as  a  glazier. 

Mr.  Shuldiner  learned  his  trade  in  St.  Petersburg,  studying  un- 
der the  tutelage  of  his  father,  who  was  a  glazier  merchant  in  that 
city.  When  he  came  to  this  country  he  saw  it  was  necessary  to 
study  American  styles  and  methods,  and  he  entered  the  ranks  of 
journeymen  glaziers.  In  1889,  having  mastered  his  craft,  he  estab- 
lished himself  in  business  in  an  office  in  No.  947  Sixth  avenue.  By 
his  strict  attention  to  business  and  its  detailed  jiromptness  in  deliv- 
eries and  in  completion  of  contracts,  together  with  high-class  work- 
manship in  their  execution,  Mr.  Shuldiner  has  long  since  made  his 
venture  a  pronounced  success.  In  1893  he  was  compelled  to  open  a 
branch  in  No.  134  West  54th  street,  and  a  year  later  he  again  found  it 


438 


A  HISTORY  OF  REAL  ESTATE, 


necessary  to  enlarge,  this  tinie  (ii)cning-  wliat  is  now  his  main  office, 
in  No.  961  Sixth  avenue.  Mr.  Shu'hhner's  success  is  due  in  a  great 
measure  to  Iiis  firm  l)ehef  in  the  principle  that  it  is  more  advan- 
tageous to  do  a  large  amount  of  work  at  a  small  percentage  of 
profit  than  doing  little  work  at  a  large  profit.  j\Ir.  Shuldiner's  con- 
tracts embrace  all  kinds  of  glazier  work,  from  the  decoration  of  a 
residence  to  the-  inserting  of  window  glass.  Some  of  his  more  im- 
portant contracts  arc  tlic  \\-\v  Ynvk  Life  Insurance  Building,  Mills 
Hotel,  Washington  Life  Insurance  Building,  Western  National 
Bank,  Lord's  Court  lUiilding,  Manhattan  Savings  Bank,  \\'ood- 
bridge  Building,  American  Lithograph  Co.'s  Building,  \\'eil  and 
Meyer's  lilock  of  stores,  between  Prince  and  Houston  streets.  Uni- 
versity riun-cli.  54th  street  and  5th  avenue,  besides  a  large  number 
of  private  residences  in  the  Fifth  avenue  district,  and  buildings  in 
the  mercantile  sections  of  the  citv. 

Henry  Steeger. 

The  pioneer  firm  in  copper  plumbing  work  in  this  city  is  that  of 
Henry  Stceg-er,  who  is  now  located  at  No.  143  East  ,yst  street.  The 
early  reputation  which  this  firm  ac(|uire(l  for  sterling  merit  in  all 
articles  it  manufactured  has  been  maintained,  and  the  im])rint  of  the 
stamp  of  Mr.  Steeger  is  a  warrant  for  genuineness  that  none  can 
gainsay.  The  firm  was  established  in  185 1  by  ^Ir.  Steeger's  father, 
who  had  learned  the  trade  of  a  co|)])ersmith  in  ( Germany.  At  that 
time  comparatively  little  copper  was  used  in  this  country,  but  people 
were  beginning  to  become  aware  of  its  snperiorit}-  in  a]ipearance, 
especially  in  plumbing  materials.  The  plant  of  the  first  Mr.  Steeger 
was  situated  in  a  basement  on  3rd  avenue,  between  17th  and  18th 
streets.  The  thorough  workmanship  exhibited  in  all  his  articles  of 
manufacture,  together  with  the  fact  that  he  never  deceived  the  public, 
rapidly  acquired  for  him  an  extensive  trade.  Several  times  he  moved 
to  enlarged  premises  to  acconnnodate  the  rapidl}'  growing  trade,  and 
each  time  he  found  himself  cramjjed  for  sj^ace.  k'inally  he  erected 
a  plant  at  the  present  address,  which  has  proved  adequate.  Mr. 
Steeger,  who  learned  the  trade  with  his  father,  has  kept  pace  with 
the  great  strides  taken  in  all  lines  of  manufactured  goods  during  the 
past  decade,  and  it  can  be  truthfully  said  that  the  best  class  of  trade 
in  New  York  seeks  him  rather  than  vice  versa;  he  has  completed 
large  contracts  for  all  the  wealthy  metro])olitan  families,  and  there 
is  hardly  a  large  structure  erected  in  this  vicinitv  in  wliich  the  co])per 
work  has  not  come  from  the  worksho])  of  llenr\-  Steeger. 

Whittier  Machine  Co. 

The  Whittier  Machine  C'om])any,  of  Boston,  have  for  many  years 
enjoyed  the  rei)utation  of  manufacturing  one  of  the  best  class  of  eb- 
vators  on  the  market.  lAer\-  year  there  have  been  improvements 
•n  the  hydraulic  or  electric  elevators  that  have  been  introduced  by 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


the  \\'hittit'r  ^Facliine  C()m])any  with  a  view  of  addiii"-  to  their 
strentjth.  (Uiral)iHt\'  and  safetw  Tlie  conipam's  reisutation  extends 
hack  over  fort\-  vears,  and  (hiring-  that  time  thev  have  kept  pace  with 
tile  ra])id  improvements  and  tlie  enormous  t^TOwth  in  demand  of  both 
the  h\(h-aulic  and  electric  elevators.  In  Xew  York  there  are  over 
ICO  elevators  of  the  Whittier  design  in  use,  and  in  lloston  they  are 
most  extensivelv  used.  During  the  whole  career  of  the  company 
there  has  not  been  a  life  lost  nor  a  serious  accident  resulting  from  a 
defect  in  their  machines. 

In  Xew  York  Whittier  elevators  are  used  in  the  \\'aldorf  Ho- 
tel, Metropolitan  Life  Insurance  Bldg.,  Schermerhorn  Bldg.,  Wilks 
BIdg.,  Prescott  Bldg.,  Wells  Bldg.  In  Boston  the  following  is  a 
partial  list:  State  House,  Court  House,  Citv  Hall,  Exchange  Bldg  , 
Tremont  Bldg.,  Touraine  Hotel,  Bell  Telephone  Bldg..  Exchange 
Club.  Brazer  Bldg..  W  ashingt.  ni  Bldg..  Houghton  &  Button  Bldg., 
Parker  House  and  Converse  Bldg.  The  \\'hittier  elevators  are  used 
in  Washington.  St.  Paul  and  Chicago.  The  Xew  York  office  is  lo- 
cated in  the  Potter  Bldg..  Park  Row. 

American  Enameled  Brick  and  Tile  Co. 

This  concern  has  slowly  but  steadily  fought  its  way  to  the  front  in 
a  market  flooded  with  poor  domestic  imitations  of  the  old  English 
standard  glazed  brick. 

It  is  to  their  credit  that  the  English  importation  has  been  stopped 
by  the  combined  quality  and  price  of  their  output  now  sold  to  the 
old  importers  of  English  brick  for  their  trade  to  the  entire  exclusion 
of  the  imported  article. 

^^'here  other  manufacturers  make  their  enameled  brick  in  de- 
partments of  larger  works,  devoted  mainly  to  otiicr  interests,  their 
whole  time  and  attention  are  devoted  exclusively  to  the  manufac- 
ture of  Enameled  Brick  and  Tile,  and  to  the  filling  of  very  large 
contracts  on  time. 

The  large  contracts,  which  have  been  placed  with  them,  show  the 
excellent  confidence  in  their  ability  to  fill  same. 

American  Encaustic  Tiling;  Co. 

The  sanitarv  features  of  tiles  have  made  them  a  necessity  wher- 
ever non-absorbent  floors  and  walls  are  looked  for,  be  it  in  hospitals, 
be  it  in  office  buildings  or  private  residences. 

Great  progress  has  been  made  as  regards  artistic  floor  and  wall 
decorations  in  tiles,  which  on  account  of  their  vitreous  body  are 
vastly  superior  to  marble,  besides  allowing  the  introduction  of  a 
great  many  more  artistic  shades  and  colors  than  can  be  obtained  in 
the  latter. 

The  largest  tile  plant  of  this  country  is  that  of  American  Encaus- 
tic Tiling  Co..  Ltd..  of  Zanesville.  Ohio,  and  their  ceramic  and  art 
mosaic  tile  floors,  as  well  as  their  plain,  gold,  palissy.  or  hand  deco- 


440 


A  HISTORY  OF  REAL  ESTATE, 


rated  ijlazed  tiles  rank  among  the  finest  products  ever  ])laced  on  the 
market,  both  liere  and  abroad. 

The  New  York  office  of  tliis  com])any  is  in  tiie  Townsend  liuild- 
ing,  1 123  ]'>road\vay,  northwest  corner  of  25th  street. 

Bedford  Quarries  Co. 

To  sell  Indiana  limestone  direct  to  the  dealer  instead  of  through 
a  broker  was  the  object  which  led  The  Bedford  Quarries  Company 
to  establish  its  luislern  (  )ffice  on  January  i,  1897,  at  Xo.  i  Madi- 
son avenue,  Xew  ^'ork.  The  Mutual  Reserve  Inmd,  Constable, 
Hotel  Majestic,  Presbyterian,  Manhattan  Hotel  and  otiier  notable 
buildings  in  Xew  York  and  elsewhere  are  built  of  stone  from  these 
(|uarries.  The  company  is  the  largest  producer  of  (  )olitic  limestone 
in  the  world  and  furnishes  upon  application  an  interesting  pamph- 
let describing  the  quarries  and  the  manner  of  producing  and  ship- 
ping the  stone.  The  company  also  has  an  office  at  X'o.  185  Dear- 
born street,  Chicago,  and  its  (|uarries  are  located  at  liedford,  Ind. 

The  Boynton  Furnace  Co. 

The  name  Boynton  as  applied  to  furnaces,  steam  heaters  and  hot 
water  apparatus  has  represented  to  the  American  people  the  acme  of 
perfection  in  that  class  of  goods  since  Mr.  X".  A.  Boynton  began 
their  manufacture  in  1849.  present  the  company  is  the  largest 
manufacturers  of  heating  apparatus  in  this  country  and  their  trade 
represents  not  only  the  most  desirable  in  this  country,  but  an  exten- 
sive one  in  Europe.  The  Boynton  Heating  Apparatus  is  used  in  the 
residences  of  D.  O.  Mills,  W.  C.  Whitney,  F.  W.  Vanderbilt,  Chaun- 
cey  M.  Depew.  Russell  Sage,  J.  P.  Morgan  and  Miss  Helen  Gould 
besides  hundreds  of  other  prominent  people. 

Fred.  Brandt. 

Reliable  and  thorough  in  all  branches  of  the  roofing  trade,  Mr. 
Fred.  Brandt,  of  Xo.  169  East  85th  street,  has  succeeded  in  main- 
taining the  reputation  his  father  held  for  fifty  years  in  the  same  busi- 
ness. As  a  slate,  tin  and  metal  roofer,  Mr.  Brandt  has  a  long  and 
extensive  experience:  he  employs  none  but  the  best  class  of  mechan- 
ics and  as  a  result  his  work  cannot  be  excelled  in  this  or  any  other 
city.  Mr.  Brandt  has  ])rogressive  tendencies.  He  does  not  main- 
tain a  line  of  action  similar  to  that  he  adopted  years  ago,  but  is  al- 
ways improving  some  branch  of  his  business.  As  an  example  of  this 
he  bar.  secured  profitable  patents  for  stationary  zinc  wash  tubs,  com- 
binations of  bath  and  wash  tubs;  besides  he  has  effected  a  large  num- 
ber of  improved  devices  in  cornice,  skylight,  roofing  and  sheet  metal 
work. 

Michael  Caravatta. 

Concrete  and  artificial  stt)ne  work  in  our  apartment  houses, 
stores,  office  buildings,  factories  and  stables  form  no  inconsiderable 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  441 


part  of  the  general  contract.  The  sidewalks,  cement  flooring,  fire- 
proof arches,  pavements  and  watertight  floors  in  cellars  are  but 
'eading  features  in  the  work.  The  recognized  importance  compels 
the  general  contractors  to  permit  none  but  experienced  and  reli- 
able sub-contractors  to  do  this  work. 

One  of  Xew  York's  leading  concrete  and  artificial  stone  con- 
tractors is  ]\Ir.  Michael  Caravatta,  of  Xo.  239  West  Oytli  street.  He 
learned  his  trade  in  Switzerland,  where  concrete  working  is  carried 
to  a  high  degree  of  proficiency.  Ten  years  ago  he  opened  an  office 
in  New  York  and  began  to  contract  for  concrete  work  of  all  de- 
scriptions. During  this  time  he  has  completed  many  important 
jobs,  a  partial  list  of  which  is  as  follows:  Concrete  work  in  City 
Hall :  sidewalks  and  cellars  at  northwest  corner  of  26th  street  and 
Broadway  :  sidewalk  and  watertight  cellars  for  Electrical  Exchange 
Building;  sidewalk  at  corner  of  Barclay  and  West  streets;  entire 
concrete  work  at  69th  street  and  Eighth  avenue,  at  68th 
street  and  Eighth  avenue,  69th  street  and  Boulevard  and 
83d  street  and  Riverside  Drive;  two  corners  at  TOist  street 
and  West  End  avenue,  and  two  corners  43d  street  and  10th 
avenue;  concrete  work  at  Jo6tIi  street  and  Columbus  avenue;  cor- 
ner 104th  street  and  Manhattan  avenue;  ])lock  extending  from 
lOist  to  I02d  street,  (jn  Manhattan  avenue;  watertight  floors  at 
30th  street,  corner  13th  avenue,  besides  innumerable  other  jobs. 

Colwell  Lead  Co. 

Colwell,  Shaw  &  ^^'ilIard  was  the  firm  name  when  established  in 
1865.  ( )ne  year  later  they  incorporated  as  the  Colwell,  Shaw  & 
\Mllard  Manufacturing  Company.  In  1873  the  name  of  the  corpo- 
ration was  changed  to  Colwell  Lead  Company.  Their  office  and  fac- 
tory is  now  and  has  been  for  many  years  at  63  Centre  street,  New- 
York,  where  their  old  shot  tower,  near  the  Tombs,  is  one  of  the  citv's 
landmarks.  They  manufacture  lead  pii)e,  tin-lined  lead  pipe,  sheet 
lead,  shot,  and  also  carry  a  complete  stock  of  plumbers'  supplies. 
The  officers  are  B.  Frank  Hooper,  President ;  Alva  S.  \\'alker,  A'ice- 
President ;  George  L.  Knox,  Secretary  and  Treasurer. 

Coppersett  Roofing  and  Paint  Co. 

The  Cojjpersett  Roofing  and  Paint  Co.  was  established  in  1885. 
They  have  made  a  successful  specialty  of  roofing,  in  iron,  tin,  slate 
and  felt.  But  it  is  as  the  sole  Eastern  agents  for  the  famous  Alcatraz 
Asphalt  Paint  that  the  company  is  so  widely  known  among  New 
York  builders  and  architects.  The  superiority  over  the  metallic 
paint  has  been  clearly  established,  so  that  the  municipal  departments 
require  it  to  be  used  in  almost  every  public  building.  Two  repre- 
sentative contracts  which  this  firm  secured  are  the  roofing  and  the 
painting  of  the  immense  Third  avenue  power  house  at  Kingsbridge ; 
also  the  roadbed  of  the  New  Third  Avenue  Bridge. 


A  HISTORY  OF  REAL  ESTATE, 


F.  W.  Devoe  &  C.  T.  Raynolds  Co. 

This  wcH-known  ])aint  liousf  dates  hack  one  Inindred  and  forty- 
fonr  years.  It  was  estahlished  in  1754.  It  undoiihtedly  occupies  the 
])(>siti()n  (if  heino-  the  larL^est  ])aint  nianufacturint;-  concern  in  the 
I'nited  Stati'S.  It  has  offices  at  the  corner  of  Fulton  and  William 
streets  and  eni])loys  over  seven  hundred  men  in  its  four  factories  in 
Xew  ^'ork,  r.rookl\n.  Xewark  and  Chica,e;-o.  Here  in  the  com- 
])any's  factories  are  manufactured  everything;-  in  connection  with  the 
paint  trade,  even  to  the  hoxes.  l)arrels  and  tubes  in  wliich  thev  are 
sold.  Its  varnish  is  used  ]>y  ah  tlie  i^reat  American  railroail  com- 
])anies  and  boat  builders. 

Dimock  &  Fink  Co. 

The  Dimock  &  Fink  Co.  conducts  one  of  the  lar^^-est  plumbins;' 
supply  trades  in  this  country.  It  is  an  incorporated  company  with 
Otis  K.  Dimock,  president;  Martin  D.  Fink,  treasurer:  A.  L.  Per- 
kins, secretary.  It  was  originated  in  1882  and  incorj^orated  in  1896. 
Its  wholesale  trade  is  not  only  metropolitan,  but  extends  through- 
out the  State  of  New  York  and  far  into  the  Xew  England  States. 
The  main  Xew  York  office  is  located  in  the  handsome  six-story 
building  in  Xos.  220  and  222  Fast  125th  street;  and  its  Jersey  City 
branch  at  Xos.  283  and  285  Warren  street,  control  the  outside  trade. 
<  )ne  may  gain  an  idea  of  the  magnitude  of  the  company's  business 
in  Xew  York  alone  when  it  is  learned  that  in  the  yards  at  the  foot 
of  East  125th  street,  on  an  average,  200  tons  of  ])ipe  are  stored.  The 
Jersev  Citv  branch  office  controls  a  trade  as  extensive  as  the  X'ew 
York  office. 

Dunbar  Box  &  Lumber  Co. 

The  Dunl)ar  Box  &  Lumber  Co.,  with  yards  and  offices  at  X^o. 
282  Eleventh  avenue,  corner  28th  street,  was  incorporated  in  1877. 
Its  origin,  how^ever,  dates  back  nearly  half  a  century,  when  Joseph 
A.  Dunbar  founded  the  business.  It  is  one  of  the  prominent  X^'ew 
York  lumber  concerns,  its  factory  and  vards  covering  33  city  lots. 
Besides  maintaining  a  large  stock  of  lumber  and  timber,  the  com- 
pany are  well-known  manufacturers  of  jiacking  boxes,  mouldings, 
floorings,  ceiling  and  all  kinds  of  luiuse  trim.  Thev  have  many 
times  been  called  upon  to  furnish  the  lumber  and  trim  for  the  most 
important  X'ew  York  constructions,  and  have  dealt  and  continue  to 
deal  largely  with  the  best  class  of  local  builders.  Mr.  Thomas  T. 
Reid  is  the  president  of  the  company. 

The  East  River  Mill  and  Lumber  Co. 

The  yards  and  mill  of  the  East  River  Mill  and  Lumber  Co.,  lo- 
cated at  the  foot  of  c;2d  and  93d  streets.  East  River,  occupy  a  portion 
of  three  blocks  in  that  vicinity,  with  a  dock  frontage  of  one  block. 
The  company  was  established  in  1889,  with  Mr.  George  H.  Troop, 


BUILDIXG  AXD  ARCHITECTURE  IX  NEW  YORK.  44^ 


president,  and  Thomas  J.  Cronibie,  secretary-treasurer.  In  the  yards 
are  kept  all  kinds  of  rough  and  dressed  lumber,  yellow  pine  flooring 
and  step  plank,  and  every  description  of  lumber  and  timber  used  in 
the  erection  of  dwelling  houses.  Although  not  ronhniiig  its  trade 
to  Harlem,  Yorkville  and  West  Side  Iniilderv,  \  the  company  ])ays 
special  attention  ti_)  their  requirements.  It  ma}-  be  mentioned  that 
all  the  ltunl)er  rc(|uired  In-  the  con-ipanies  constructing  underground 
trolleys  was  sup])hed  by  th.is  company.  .V  well-equipped  moulding 
and  planing  mill  is  operated  in  connectioi-i  with  the  yards. 

Fordham  Stone  Renovating;  Co. 

The  I-'ordham  .^tone  Renovating  Co.,  of  which  INIr.  E.  A.  Moen 
is  the  nianager,  has  ])een  established  fifteen  years.  The  company, 
during  that  time,  has  cleaned,  repaired  or  ])ainted  thousands  of 
brick  and  stone  residences,  office  and  n-iercantile  buildings.  The 
exterior  of  any  building  from  dome  to  paveiuent  will  under  the 
management  of  this  company  be  repaired,  cleaned  or  painted  in  the 
most  efficient  manner.  It  has  had  a  long  and  varied  experience  in 
this  line  of  business,  and  its  reputation,  as  endorsed  bv  our  well- 
kntjwn  architects  and  ])uilders,  is  a  credit  to  the  company  that  bears 
it.  .\niong  the  n-ian\-  buildings  renovated  with  their  process  are 
the  Xew  "^'ork  Produce  F.xchange  Ikiilding,  Hoffman  House, 
Drcxel-Morgan  I'.uilding,  .St.  Cloud  Hotel,  .Vlbemarle  Hotel, 
Crand  Central  Hotel.  Cnion  League  Clul).  .St.  Denis  Hotel,  Bank 
of  Xew  ^'ork,  and  the  W  estern  I'nion  Telegrajih  Co.'s  Building. 
The  address  is  Xo.  54  William  street,  and  (ireenvvich  Savings  Bank. 

Church  E.  Gates  &  Co. 

Among  the  important  lumber  concerns  who  possess  a  substantial 
reputation.  Church  E.  Gates  &  Co.  stand  prominently  in  the  list. 
The  company  operates  two  yards,  one  located  in  138th  street  and  4tli 
avenue,  where  the  main  office  is  located,  and  another  yard  in  Bed- 
ford Park.  .\  full  supi^lv  of  hard  and  soft  woods  can  alwavs  be  ob- 
tained, and  of  the  !)est  quality.  The  members  of  the  conipany  are 
Mr.  J.  F.  Steeves,  Air.  H.  H.  P.arnard  and  Mr.  !!.  L.  Eaton.  These 
gentlemen,  b\-  their  business  al)ility  and  energetic  attention  to  detail, 
now  manage  a  large  trade  with  builders,  particularly  Harlem  build- 
ers and  the  retail  trade  generally  throughout  the  city. 

William  Hall's  Sons. 

The  general  house-trin-i  factory  conducted  by  William  Hall's  Sons, 
at  To6th  street  and  East  River,  is  one  of  the  largest  and  most  com- 
plete in  the  metropolitan  district.  It  was  established  by  William  Hall 
over  30  vears  ago,  and  its  gradual  growth  from  the  siuall  factory  to 
the  present  concern  testifies  in  a  manner  to  its  reputation  for  relial)le 
work.  The  yard  and  factory  occupy  38  city  lots,  with  a  frontage  of 
a  block  on  the  river.    Thomas  R.  A.  Hall  and  William  H.  Hall,  sons 


444 


.1  HISTORY  OF  REAL  ESTATE. 


of  tlie  founder  of  the  firm,  now  carry  >n\  the  large  business.  The 
firm  has  manufactured  tlu-  liardwood  doors,  mouldings  and  general 
house-trim  for  a  large  number  of  the  l)ig  hotels,  apartment  houses, 
hospitals,  colleges,  public  institutions  and  office  buildings.  The  firm 
employs  on  an  average  nearly  400  men. 

J,  H.  Havens  &  Son. 

In  the  list  of  well  known  and  rv])utal)k-  lumber  firms  in  this  citv 
comes  that  of  J.  H.  Havens  &  Son,  of  Xo.  825  nth  avenue. 
It  lias  been  established  for  over  a  quarter  of  a  century  and  during 
that  time  the  many  carpenter  contractors,  wood  workers  and  others 
who  liave  been  its  patrons  recognize  that  it  has  maintained  a  high 
re])utation  for  honest  dealing.  In  the  yards  are  kept  a  full  stock  of 
soft  woods,  including  spruce  and  yellow  ]Mne  timber,  and  a  good 
grade  of  hardwoods.  The  ample  sheds  enclose  the  better  grades. 
Mouldings  are  also  kept  in  stock  and  the  firm  ])ossesses  the  facilities 
for  filling  orders  on  the  shortest  notice.  The  yards  are  situated  on 
the  northwest  and  southwest  corners  of  56th  street  and  iith  avenue. 

Georgfe  Hayes. 

Established  in  1868,  Mr.  George  Hayes,  of  No.  71  Eighth  avenue, 
has  been  the  most  prominent  manufacturer  of  metal  lathings  in  this 
country,  and  has  undoubtedly  perfected  more  appliances  for  uses 
in  the  ])uiliHng  art  than  any  other  person.  The  Hayes  metal  lathings 
have  a  wide  sale  in  Canada,  ("jermany,  France,  (ireat  Britain,  and 
have  been  introduced  in  every  civilized  country.  Mr.  Hayes  is  the 
inventor  and  patentee  of  the  Hayes  [Metallic  Skylights,  and  other 
glazed  structures,  blinds,  architectural,  hygienic  and  mechanical 
appliances.  Over  one  hundred  medals  have  been  awarded  him 
for  his  inventions.  It  may  be  added  that  the  Hayes  metal  lathings 
have  been  used  in  nearlv  all  the  prominent  buildings  in  New  York. 

Thomas  Hill,  Jr. 

Mr.  Thomas  Hill.  Jr.,  of  No.  81  Pine  street  and  No.  128  Water 
street,  is  one  of  New  York's  brightest  and  most  promising  experts 
in  theoretical  electrical  knowledge  and  the  practical  appli- 
cation of  electrical  energy.  ]\Ir.  Hill,  although  a  young- 
man,  has  been  connected  with  several  of  the  largest  metro- 
politan electrical  concerns,  in  some  of  whicli  he  acted  in  the  capacity 
of  superintendent  and  foreman  of  the  general  electrical  construction. 
In  1896  he  opened  offices  at  his  present  address,  and  by  his  thorough 
knowledge  of  detail  he  has  succeeded  in  establishing  a  growing  busi- 
ness, lie  has  wired  the  Montauk  Theater,  Brooklyn:  Scarboro 
.Mansion,  \.  \  .  ;  Association  Hall,  Brooklyn;  Pettit  Bldgs.,  N.  Y. : 
St.  Peter's  Church,  Brooklyn.  Mr.  Hill's  laboratory  is  located  in 
No.  502  Fulton  street,  Brooklyn.  He  is  not  only  a  student  of  re- 
search, but  possesses  the  faculty  of  making  his  researches  of  practical 
benefit  to  himself. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


445 


Interior  Conduit  and  Insulation  Co. 

This  company  was  incorporated  in  1890.  Briefly  stated,  the  com- 
pany provides  a  most  complete  system  of  electric  wiring,  which  has 
never  been  excelled  in  America  or  Europe.  The  system,  the  credit 
of"\vhich  is  mainly  due  to  Edward  H.  Johnson,  president  of  the  com- 
pany, has  received  the  unquaHfied  endorsement  of  every  leading 
architect,  electrician,  insurance  inspector  and  fire  underwriter  board 
in  the  country.  Every  btiilding  of  prominence,  whether  residential, 
church,  office  or  mercantile,  during  the  last  six  years  has  been  wired 
by  the  Interior  Conduit  and  Insulation  Co.  The  works  are  located 
in  No.  529  West  34th  street,  and  the  main  offices  in  No.  20  Broad 
street.  The  officers  are  Edward  Johnson,  president ;  Everett  W. 
Little,  vice-president  and  general  manager ;  Charles  P.  Geddes,  sec- 
retary and  treasurer. 

C.  D.  Jackson  &  Co. 

C.  D.  Jackson  &  Co.,  importers  of  all  kinds  of  marble,  of  No.  i 
IMadison  avenue,  are  sole  representatives  and  importers  of  many  of 
the  best  and  most  desired  marble,  wiiich  are  in  vogue  to-day. 

It  is  safe  to  say  that  all  the  important  American  contracts  of  mar- 
ble are  filled  through  their  hands. 

Their  specialties  are  Fabbricotti's  C.  F.  and  other  best  brands  of 
Carrara  Marble  and  Paonazz(j  Marl)le. 

Blanc  P.  Marble  for  statuary  and  church  work  ;  Tyr(jk-an  Marble 
for  monuments  and  exterior  finish;  Istrian  Marble  for  Altars;  be- 
sides French,  Spanish,  Swiss  and  Belgian  marble. 

The  firm  recently  secured  the  contract  of  Carrara  C.  F.  brand  and 
Old  Convent  Quarry  Siena  Marble  for  the  P.altimore  Court  House, 
in  which  20,000  cubic  feet,  the  largest  contract  ever  given,  are  re- 
quired. 

V.  C.  &  C.  V.  King  Co. 

The  well-known  plaster  manufacturing  concern  of  C.  &  C.  V. 
King  Co.,  of  Nos.  509,  511,  513,  515  and  517  \\>st  street 
was  estal)lished  in  1839.  In  1876  it  was  organized  as  a  comj^any,  and 
at  the  present  time  the  Knickerbocker  Plaster  ]\Iills,as  the  works  are 
widelv  known,  are  under  the  management  of  C.  \'olney  King,  Presi- 
dent, and  A'incent  C.  King,  Jr.,  Secretary.  Calcined  jilaster,  land 
plaster  and  ground  marble  are  manufactured,  and  the  quality  cannot 
be  surpassed  in  this  or  any  American  city.  It  'has  been  used  in 
hundreds  of  the  best  class  of  residences  and  public  buildings  in  the 
city.  The  Waldorf-Astoria  Hotel  is  a  type  of  the  fine  finishing  work 
done  by  the  output  of  this  company. 

A.  Klaber. 

Chief  among  the  high-class  marble  workers  in  this  city  is  the  well- 
established  firm  of  A.  Klaber,  of  Nos.  238-244  East  57th  street,  who 
has  been  connected  with  New  York's  marble  industry  since  1859. 


446 


HI  STORY  OF  REAL  ESTATE, 


lie  is  a  tlTorous^'lilv  c.\])c'riciu-LMl  nK'nil)CT  of  xhv  trade  and  stjiiie  of 
the  best  class  of  interior  niarhle  and  on\x  work  ever  done  in  Xew 
\nvk  lias  been  coni])lete(l  inider  .Mr.  Klaher's  sni)ervision.  The  l-.ni- 
pire  and  l\niekerI)ocker  theatres,  two  of  the  l>e^t  in  Xew  \'ork.  were 
eoni|)]eted  l)y  him;  the  natatorinni  of  the  Xew  \'ork  Athletic  Club, 
tlu  most  handsome  affair  of  its  kind  in  the  world,  was  also  done  by 
him. 

John  Lanzer. 

The  business  conducted  b\-  Mr.  j(jhn  Lanzer  is  that  of  manufac- 
turinj^'  sash,  doors,  blinds,  and  t^eneral  trim.  It  was  established  in 
1875,  with  his  office  in  No.  2895  Third  avenue.  Mr.  Lanzer  o])erates 
his  factory  at  L'nionport,  Westchester,  and  enipkjy^  on  an  average 
6u  men.  Mr.  Lanzer's  lousiness  has  gTown  steadih  lart^er  each  vear, 
because  of  the  fact  that  builders  of  the  23d  and  24th  Wards,  with 
whom  he  is  intimately  accpiainted,  have  learned  to  rely  almost  en- 
tirely on  hiiu  on  acccnmt  of  the  higrh  and  excellent  class  of  goods 
manufactured.  Mr.  Lanzer  carries  proljablv  the  largest  stock  of 
goods  of  general  house  trim  of  any  other  concern  north  of  the  Har- 
lem River.  His  office  and  salesroom  are  located  near  Third  avenue, 
in  No.  660  East  151st  street.  Mr.  Lanzer  also  possesses  facilities  for 
scroll  sawing,  turning  and  band  sawing. 

Anton  Larsen. 

Due  of  the  best  kncwvn  manufacturers  of  dumb  waiters,  elevators 
and  refrigerators  in  tliis  city  is  Mr.  Anton  Larsen,  of  134th  street 
and  Brook  avenue.  He  has  been  established  since  1881,  and  since 
that  time  he  has  made  and  patented  muuerous  improvements  in 
the  manufacture  of  refrigerators  and  dmnb  waiters,  of  wdiich  he 
makes  a  specialty.  A  device  for  the  circulation  of  air  in  refrigerators 
and  an  automatic  stop  in  dumb  waiters  are  aiuong  tlie  more  im- 
portant of  Mr.  Larsen's  improvements.  (Jne  hundred  of  his  refrig- 
erators, almost  perfect  from  a  sanitary  view,  have  been  placed  in  the 
Hotel  Royalton,  the  chemical  laboratory  of  the  Board  of  Health 
Building,  the  Metropolitan  Apartments,  a  block  of  handsome  resi- 
dences between  8oth  and  81st  streets  on  Riverside  Drive. 

Manhattan  Concrete  Company. 

The  Manhattan  Concrete  Company  is  an  incorporated  concern 
with  a  capital  stock  of  $50,000,  of  which  Ross  F.  Tucker  is  the 
president  and  manager.  Its  business  may  be  divided  into  three  parts: 
the  fine  concrete  and  ornamental  concrete  work;  fireproof  floors, 
arches  and  ceilings,  and  fireproof  partitions  of  iron  metal  frame, 
plastered  on  both  sides,  the  latter  being  known  as  the  expanded 
metal  s\  stem.  The  comjianv  is  undoubtedly  the  most  prominent  do- 
ing that  work  in  this  country.  As  an  example  of  fine  concrete  work, 
the  colonnades  and  balustrades  of  the  University  of  \'irginia  have 


448 


A  HISTORV  OF  REAL  ESTATE, 


hccn  completed  hy  this  tinn  ;  the  1).  (  ).  Alills  Hotel  No.  i  was 
tire-proofed  throu.i^liout  by  this  rtrni,  also.  Their  address  is  156  Fifth 
a\enue. 

Meeker,  Carter,  Booraem  &  Co. 

The  business  of  this  firm  has  been  lon^^'  established  in  the  trade  at 
their  olHce,  14  East  23rd  street.  They  have  there  on  exhibition 
large  panels  of  ornamental  front  brick,  enameled  brick,  paving 
brick,  architectural  terra  cotta.  Hue  lining  and  fire  clay  products 
manufactured  by  the  largest  and  best  ecjuipped  clay  plants  of  New 
Jersey,  i 'ennsylvania  and  (  )hio,  for  which  they  are  agents. 

Their  facilities  for  quick  tlelivery  are  unexcelled,  as  shown  by  the 
enormous  quantities  which  they  distribute  during  the  year. 

Their  catalogue  shows  details  of  many  styles  of  special  designs, 
colors  and  shapes  manufactured.  Among  the  most  recent  buildings 
completed  are  the  University  of  the  City  of  New  York,  Gould  House, 
Fordham  Heights,  Columbia  University  Buildings,  New  York  Ath- 
letic Club :  office  buildings,  R.  G.  Dun,  Cushman  Building,  Singer 
lluilding,  ()-i5  Maiden  lane;  warehouses,  56  Bleecker  street,  9  to  15 
Murray  street. 

Andrew  Mills. 

In  1872  Andrew  IMills  established  a  stone-cutting  yard  in  Thir- 
ty-fourth street.  Subsequently,  he  has  been  located  at  Sixtieth 
street  and  Eleventh  avenue,  and  for  the  last  fifteen  years  at  the  foot 
of  West  Fifty-seventh  street.  At  the  time  of  his  establishment,  Mr. 
Mills  probably  had  the  most  complete  plant  for  stone-cutting  in 
New  York.  Many  labor-saving  innovations  are  due  to  him,  prin- 
cipally the  introduction  of  the  travelling  crane  in  a  stone-yard.  Mr. 
Mills  may  also  be  credited  with  the  introduction  of  eleven  new  stones 
in  this  city.  One  of  these  stones,  Indiana  limestone,  has  obtained 
an  enormous  popularity. 

A  few  of  the  principal  buildings  for  which  Mr.  Mills  has  furnished 
the  stone  are  the  U.  S.  Army  ljuilding.  in  Whitehall  street;  the 
Standard  Oil  Company's  Building,  at  26  Broadway;  the  Murray 
Hill  Hotel,  Fortieth  street  and  Fourth  avenue;  Manhattan  Savings 
Bank,  Bleecker  street  and  Broadway;  the  Boreel  Building,  at  115 
Broadway;  the  First  Baptist  Church,  Seventy-seventh  street  and  the 
Boulevard;  the  Pettier  &  Stymus  Building,  in  h'ifth  avenue, 
between  F'orty-first  and  Forty-second  streets,  and  the  Liverpool, 
London  &  Globe  Insurance  Co.,  in  William  street. 

Moen's  Asphaltic  Cement  Co. 

Moen's  Asphaltic  Cement  Company,  of  No.  103  Maiden  lane,  N. 
\ business  established  in  1854.  It  has  been  found  that  during  its 
long  career,  that  architects  have  specified  their  asphaltum  and  own- 
ers, builders  and  others  have  adopted  their  method  of  rendering 
cellars,  damp  basements,  vaults,  arches,  basement  floors,  etc.,  water- 
tight and  damp-proof.    Their  reputation  for  this  class  of  work,  to- 


BUILDING  AND  ARCHITECTURE  IN  NEIV  YORK. 


gether  with  the  fact  that  they  are  the  oldest  users  of  asphahuni, 
makes  it  clearly  evident  that  they  are  the  most  reliable  house  in  the 
city.  Other  features  of  their  business  being  rock  asphalt,  flooring, 
brick,  tile  and  gravel  roofing.  Among  the  contracts  recently  com- 
pleted are  those  of  the  Delmonico  Building,  underground  walls  of 
the  American  Surety  Building,  water  proofing  and  tile  roofing  at 
the  Columbia  College  Buildings. 

Mocslein  Ceiling  Works. 

The  Aloeslein  Ceiling  Works,  of  which  A'alentine  Aloeslein  is  the 
general  manager,  has  been  established  since  1892.  Mr.  Moeslein  per- 
ceived that  the  tendency  toward  fire-proofing  interiors  was  becom- 
ing stronger  each  year,  and  seeing  the  many  advantages  of  metal 
ceilings,  side  walls  and  wainscoting,  he  fitted  up  a  complete  plant  for 
manufacturing  the  best  class  of  this  work.  Nlr.  Moeslein,  being  a 
practical  mechanic,  is  capable  to  please  his  customers  in  designing 
as  well  as  solving  problems  in  any  new  construction.  He  has  since 
invented  a  device  for  fastening  metal  ceilings  and  sidewalls  without 
wood  furrings  or  the  use  of  nails.  He  has  patents  pending  for  a  de- 
vice by  which  he  will  fasten  his  materials  already  decorated  to  walls 
and  coverings  by  the  use  of  cement ;  this  he  hopes  will  take  the  place 
of  glass,  marble  and  tile  decorations.  Mr.  Moeslein's  trade  has  grown 
to  such  an  extent  that  in  addition  to  a  very  large  local  trade,  he  ex- 
ports to  foreign  countries.    His  address  is  No.  420  East  48th  street. 

Mofstatt  &  Son. 

The  Morstatt  blind,  manufactured  by  the  firm  of  Morstatt  &  Son, 
of  Nos.  227  and  229  West  29th  street,  is  generally  recognized  as  the 
acme  of  excellence  by  builders,  architects  and  owners.  The  firm  has 
been  so  long  connected  with  the  blind  supply  trade  in  New  York, 
and  its  reputation  is  so  well  known  that  the  firm  receives  support 
from  the  best  elements  of  the  trade.  Besides  of  superior  design,  com- 
pared with  other  blinds  on  the  market,  the  Morstatt  blind  possesses 
an  unrivalled  beauty  of  finish,  and  an  expert  mechanical  execution. 
The  product  of  Morstatt  &  Son's  factory  has  been  used  in  many 
prominent  public  buildings  in  this  city ;  one  of  the  latest  of  the  large 
contracts  completed  by  them  was  the  furnishing  of  the  new  hotel 
Astoria,  Fifth  avenue  and  34th  street. 

James  Murtaugh. 

The  hand-power  dumb  waiters  and  elevators  manufactured  by 
James  Murtaugh  have  reached  a  standard  of  excellence  not  only  in 
this  country  but  throughout  Europe.  He  is  the  modern  Nestor  in 
his  line.  Since  1855  he  has  been  placing  dumb  waiters  of  such  marked 
superiority  on  the  market  that  it  would  be  untrue  to  state  he  has 
had  competitors.  Over  100,000  of  his  make  are  now  in  use  in  all 
the  prominent  hotels,  clubs,  public  and  private  institutions,  apart- 


450 


A  HISTORY  or  REAL  ESTATE, 


nicnt  houses,  rcsidc-nccs  and  h()S])itals  tliri jUi^Iiout  the  I'nited  States 
and  l{ur(i])e.  .\inet\  ])er  cent,  of  the  hand-power  (hinil)  waiters  and 
t'ie\ators  in  nse  on  I'iftli  a\enue  and  Murray  11  ill  are  of  hi.s  nianu- 
iaeture.  It  nia\-  he  adde(l  that  .\niericans  in  all  parts  of  the  world 
lia\e  sent  for  the  Alurlan,L;h  dumb  waiter  when  buildiuLi"  in  foreij:^n 
("omUries,  and  during"  his  long  business  career  there  ha>  ne\  er  been 
a  fatal  or  serious  accident  resulting  from  the  use  of  hi>  hand-])()wer 
machines.  His  office  is  at  Xos.  _>(i_'  and  -'04  liast  h\)rt y-second 
street. 

Augustus  Noll. 

Since  1883,  Mr.  Augustus  Xoll,  of  .\'o.  8  East  17th  street,  has  suc- 
cessfully conducted  a  business  as  an  electrical  engineer.  Pre- 
viously he  had  been  connected  witli  the  Edison  I'arent  Co.,  in  the 
cai)acity  of  superintendent.  He  is  thoroughlv  eouA'ersant  witli 
electrical  energy  in  all  its  varied  mechanical  a])])Iications.  l)esides.  he 
possesses  an  extensive  theoretical  knowdedge.  .\s  sn])erintendent  he 
had  charg\-  of  man\  important  contracts,  not  onlv  in  tlie  city,  but 
throur;l".out  the  countrv.  Since  he  began  business  for  himself,  his 
rejiutation  as  an  electrical  expert  has  spread  \videl\-  and  lie  lias  l)cen 
most  successful.  His  representative  contracts  are:  l!roadwa\'  The- 
atre, Proctor's  Tlicatre,  Aldrich  Court,  Astor  P.uilding,  Peadleston 
&  Woerz  Ilrewery,  i'.roa.lwav  Car  Stables,  the  steam  x.iehts  •■•l"illie" 
and  the  "L'orsair,"  new  1  )elmonico's,  L'nion  League  (  lub.  Almeric 
Paget's  residence,  J.  P.  Morgan's  residence,  Altman's  store,  l)esides 
a  large  numl^er  of  hotels,  apartment  houses  and  public  institutions. 

Thomas  Nugent. 

Xugent's  hot  air  furnaces,  manufactured  and  i)atented  l)y  Mr. 
Thomas  Nugent,  of  Xo.  214  East  8oth  street,  have  long  been  known 
to  householders  and  builders  to  be  as  efficient  and  ccononncal  as 
an\-  in  the  market.  The  inventor,  Mr.  Xugent,  is  a  man  of  tliorough 
and  wide  experience  in  hot  air  a])]iliances,  and  the  general  appro- 
bation with  whieli  lii^  goods  h;i\c  been  received  testifies  to  their 
worth.  In  1885  and  icSSh  the  .\meric;m  Institute  awarded  his  make 
of  furnaces  a  medal  of  sn])eriorit\-  o\er  all  entered  in  competition. 
The  furnaces  have  l)een  place<l  in  a  majority  of  the  best  modern 
houses  constructed  in  tliis  cit\ ,  also  elsewhere. 

E.  M.  Pritchard  &  Son  Company. 

Prominent  among  Xew  ^'ork's  manufacturers  of  window  frames, 
sash,  doors,  blinds  and  all  kinds  of  trim,  is  the  old  and  highly 
reputable  firm  of  ]•:.  M.  Pritchard  cK;  Son  Co..  of  i;ySth  street 
and  Mott  avenue.  The  founder  of  the  business.  .Mr.  E. 
M.  Pritchard,  is  a  man  of  sterling  business  (jualities  and 
undoubted  probity.  His  large  clientele  of  builders  and  others 
recognize     the    fact    that    their    interests    as    his    clients  are 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK. 


foremost  with  him  always,  and  to  this  fact  is  ckie  his  continued 
success.  His  son,  who  was  most  intimately  connected  with  him  in 
the  business,  died  a  year  a^o,  but  the  name  of  the  firm  reiuains  un- 
chan.i^'ed.  (  )ne  of  the  special  features  of  the  well-equipped  factory 
is  the  \\.  Al.  Tritcliard  ])atent  fire-proof  doors  and  shutters  which 
have  won  much  favor  among-  architects  and  builders. 

J.  Reeber's  Sons. 

The  well-known  firm  of  J.  Reeber's  Sons,  dealers  in  second-hand 
buildings  material,  whose  yard  and  show  rooms  are  locate. 1  a;  Xos. 
409  to  431  East  lO/th  street,  was  established  in  1870.  by  Mr.  I.  Reeber. 
It  is  well  known  that  Mr.  Reeber  was  the  orij;inator  of  tlie  business 
of  storing  the  salable  material  of  dismantled  l)uildin->.  His  sons, 
Geo.  A.  Reeber  and  \\m.  C.  Reeber,  now  succc>siull\  manaq'e  the 
large  business  which  necessitates  an  intimate  and  t-xteiisiNe  knowl- 
edge of  the  building  trade.  Their  main  ])reiiiises  occii])\  t\\eiit\-one 
city  lots,  while  an  e(|uall\-  large  affair  is  conducted  as  a  branch  at 
139th  street  and  3d  avenue.  In  l)otli  yards  there  are  iw.i  acres  in 
all.  The  firm  has  always  made  it  their  main  object  as  a  business 
principle  never  to  misrepresent,  and  their  ever  increasing  ljusiness 
is  am])le  evidence  of  the  confidence  in  which  tliey  are  lield, 

Georg:e  I.  Roberts  &  Bros. 

The  enterprising  firm  of  George  L  Roberts  &  Bros.,  of  Nos.  471 
and  473  Fourth  avenue,  was  established  in  1887.  It  is  probably 
the  best  known  engineering  supply  house  in  the  city.      Besides  car- 


rying  a  complete  line  of  steam,  gas,  v 

vater 

and  electric  g^ 

oods.  it 

makes  a  specialty  of  engine  room  su]) 

plies. 

Tlie  enterpr 

ise  and 

progressiveness  of  this  firm  is  show  n  in 

all  its 

operations ;  th 

ey  have 

motor  !>(  wver, 

and  are 

ready  to  repair   and  acconnuodate  ])at 

lispatch 

should  an  accident  occur  in  either  (la\  ti 

me  ( )!' 

■  m,i^ht.  The\' 

issue  a 

monthly  magazine  devoted  to  the  intei 

gii  leers 

and  are  in  intimate  connection  with  that  body 

.      The)  carrN- 

a  most 

complete  stock,  supplying  the  smallest  and  largest  dealers  alike.  The 
firm  is  incorporated  with  j\Ir.  George  I.  Roberts,  President;  Edwin 
EE  Roberts,  Treasurer,  and  J.  E.  Wilder,  Jr..  Secretary. 

G.  L.  Schuyler  &  Co. 

The  lumber  firm  of  G.  L.  Schuyler  &  Co.,  whose  office  is  located 
at  98th  street  and  1st  avenue,  is  one  of  the  largest  in  the  city.  It  was 
established  in  1835,  ^""^^  t'"'*^  name  to-day  is  sufficient  guarantee  in 
itself  among  the  trade  for  reliability  and  square  dealing.  The  pres- 
ent firm  is  composed  of  Walter  G.  Schuyler  and  James  E.  Schuyler. 
In  the  capacious  yards  are  carried  a  large  stock  of  kiln  dried  Georgia 
and  North  Carolina  pine,  quartered  oak,  walnut,  cherry  and  yellow 
pine  bridge  timber,  besides  a  ftill  supply  of  other  classes.  The  com- 
I)any  has  been  successful  in  securing  contracts  for  supplying  lumber 


452 


A  HISTORV  OF  REAL  ESTATE, 


for  some  of  the  larj^est  Iniildinss  erected  in  this  city.  Among  the 
most  recent  are:  the  new  Dun  lluihhng.  Cohmihia  CijUege,  Town- 
send  BuiUhng,  and  the  J'ostal  Telegraph  I'.uihhng. 

Sedgfwick  Machine  Works. 
This  firm,  with  offices  at  i  io  Liberty  street,  manufacture  a  com- 
plete hne  of  dumb  waiters  and  elevators  for  all  purposes.  Mr. 
Alonzo  Sedg-wick  has  been  engaged  as  a  mechanic  and  manufac- 
turer for  forty  years,  and  has  invented  and  perfected  elevators  and 
dumb  waiters  which  in  detail  and  design  are  superior  to  any  make 
on  the  market.  Mr.  |u>tus  1.  W  akelee,  the  junior  member  of  the 
firm,  is  also  a  thorough  mechanic,  and  familiar  with  all  details  in  the 
business:  he  manages  the  business  in  the  Metropolitan  district.  The 
company  manufactures  several  different  makes  of  elevators  and 
dumb  waiters,  fitted  with  various  improvements,  the  most  wideiv 
known  of  which  are  the  Lane  automatic  and  Sedgwick  automatic 
duml)  waiters.  These  elevators  have  been  particularly  specified  bs- 
our  most  prominent  architects  in  Xew  York  and  elsewhere. 

The  Smith  Premier  Typewriting  Company. 

The  Smith  Premier  Typewriting  Company,  wdiose  New  York 
ofifice  is  located  in  No.  337  ]^)roadway,  was  organized  eight  years  ago. 
The  growth  and  popularity  of  their  typewriter  is  phenomenal,  and  is 
constantly  increasing.  Their  shops  are  now  larger  than  anv  other 
typewriting  machine  plant  in  the  world. 

The  record  of  the  Smith  Premier  Typewriter  has  been  one  of 
improvement  from  year  to  year,  and  there  is  no  question  that  in  the 
cjualities  of  durability,  simplicity,  its  adaptability  and  its  mechanical 
construction  it  is  superior  to  any  other  machine  in  the  world. 
This  fact  is  proven  by  its  unequalled  sales,  not  only  in  America  but 
throughout  the  whole  civilized  world,  and  where  civilization  is  merely 
approaching.  Some  of  the  superior  improvements  introduced  by 
the  company  are  its  ball-l^earing  carriage,  compound  automatic  rib- 
bon feed,  paper  guides,  durable  and  perfect  alignment,  removable 
platens,  duplicate  keyboard  and  the  type  cleaning  mechanism. 
Smith  Woodwork  Company. 

The  woodworking  concerns  of  this  city  have  sufifered  somewhat  by 
ruinous  competition  from  outside  places,  and  it  was  to  a  great  ex- 
tent only  those  whose  products  could  not  be  excelled  survived. 
Among  the  successful  New  York  firms  is  the  Smith  Woodwork  Co., 
of  Nos.  312-316  East  95th  street,  formerly  of  Howard  street.  The 
business  is  in  the  hands  of  men  of  long  experience  in  New  York 
trade,  and  the  career  of  the  concern  testifies  in  a  measure  to  their 
ability.  The  plant  required  for  the  manufacture  of  cabinet  work, 
doors,  windows  and  house  trim  in  all  woods  is  most  modern  and 
complete.  The  Smith  Woodwork  Co.  has  completed  contracts  of 
trim  and  woodwork  for  some  of  the  large  downtown  ofifice  buildings, 
besides  a  large  number  of  prominent  buildings  throughout  the  city. 


BflLDIXG  AXD  ARCHITECTURE  IN  NEW  YORK. 


W.  W.  Vaughan. 

The  mason  building  material  supply  firms  which  had  been  estab- 
lished prior  to  1885,  wondered  no  doubt  that  a  firm  could  enter  the 
ijrisk  competitive  trade  of  this  city  with  such  success  as  fell  to  the 
lot  of  Hoagland,  Robinson  &  \  aughan.  The  initial  success  of 
this  firm  has  become  an  estal)lished  fact  in  this  city.  With  a  com- 
modious and  well-ecjuipped  yard,  at  the  foot  of  37th  street,  East 
River,  and  the  reputation  for  dispatch  of  wiiich  the  firm  makes  a 
special  feature,  they  are  ready  to  enter  bids  for  any  contract,  no 
matter  of  what  magnitude.  They  have  already  furnished  mason 
material  for  some  of  the  largest  buildings  erected  during  the  past 
two  years.  A  few  are:  the  Xew  York  C"i mnnercial  I'.uilding.  ( iil- 
lender  lluilding,  ]!ank  of  Commerce,  Ilavemc\er  HuiMing,  Xew 
Third  Avenue  liridge  at  Harlem,  the  Kingsbridge  I'ower  House,  St. 
Jrinies'  lluilding,  Hudson  Building  and  the  Johnson  Building.  The 
business  is  now  carried  on  by  W.  W.  \'aughan. 

William  Williams  &  Company. 

The  firm  of  William  Williams  &  Co.,  of  corner  131st  street  and 
Western  Boulevard,  has  been  established  since  1894.  It  is  com- 
posed of  William  W'illiams  and  L.  i\.  Johnson,  and  under  their  man- 
agement the  manufacture  of  dumb-waiters,  lian(l-i)owcr  elevators 
and  refrigerators  of  all  descriptions  is  carrieil  nn.  I'.Dtli  arc  ])ractical 
men  of  thorough  experience  and  have  made  as  their  g<ial,  which  they 
are  rapidlv  attaining,  the  establishment  of  their  name  as  the  manufac- 
turers of  the  best  class  of  articles  in  their  line.  Air.  W'ilHam  W'illiams 
looks  after  the  outside  business  while  his  ])artner.  Air.  L.  (1.  Jnhnscm 
manages  the  factory.  The  cla^s  of  work  coniidetcd  by  them  has 
been  used  bv  such  well-known  builders  and  architects  as  John  P. 
Leo.  Charles  lUiek,  John  Casey.  Their  elevators  and  dumb-waiters 
liave  been  i)laced  in  innumerable  apartment  houses  in  tlie  cit\-. 

Willson,  Adams  &  Company. 

The  Willson,  Adams  &  Co.,  dealers  in  hard  and  soft  lumber,  are 
probablv  the  largest  general  yard  dealers  in  this  citv.  The  firm  was 
established  in  i860,  being  then  known  as  .Smith  &:  W  illson;  their 
yards  were  located  at  3C)th  street  and  East  River,  but  after  a  few  years 
they  moved  to  larger  (|uarters  at  42d  street,  and  subsecjuently  to 
their  present  location  in  Alott  Haven.  Two  yards  are  conducted  by 
the  firm,  the  hardwood  branch  being  located  at  138th  street  and 
Girard  avenue,  and  the  builders'  luml)er  department  at  I4gth  street 
and  the  Harlem  River.  Their  yards  cover  a  space  of  180  city  lots,  on 
which  are  situated  sheds  with  a  ca]iacity  of  over  3,000,000  feet,  and  a 
large  mill  for  dressing  lumber,  llie  members  of  the  firm  are:  Charles 
H.' Willson,  Chas.  L.' Adams,  Allen  A\'.  Adams,  W.  W.  Watrous  and 
J.  S.  Carvalho,  all  employees  of  the  old  firm  of  Smith  &  Willson. 


454 


A  HISTORV  OF  REAL  ESTATE, 


Wm.  P.  Youngs  &  Bros. 

The  lumber  house  of  Win.  P.  Youn<js  &  I'.ros.  was  established  in 
1866  and  is  (^ne  of  the  best  known  and  substantial  lumber  firms  in 
this  city.  The\-  ])urchased,  in  i8i;j,  their  i)resent  site,  on  the  corner  of 
1st  avenue  and  35th  street,  containing'  21  lots,  with  a  frontage  on  the 
East  River.  Particular  attention  is  given  to  the  arrangement  for 
ready  handling  of  lumber  and  the  firm  unquestionably  possesses  the 
largest  and  most  orderly  yards  on  the  island  of  Manhattan.  In  com- 
nection  with  the  yard,  the  firm  operates  the  Dry  Dock  ^Moulding  and 
Planing  [Mills,  at  Xo.  432  East  loth  street,  which  are  extensively 
known  since  the  early  sliip])ing  days,  when  it  was  the  largest  shi])- 
joining  plant  in  Aew  ^'ork.  The  firm  has  a  big  stock  of  pine,  spruce, 
hendock,  all  kinds  of  kiln  dried  hardwoods  and  makes  a  specialty  of 
])Iain  and  (juartered  oak. 


BUILDING  AXD  ARCHITECTURE  IX  NEW  YORK. 


455 


A  REVIEW  OF  THE  DEVELOPMENT  OF 


STRUCTURAL  IRON. 


T  has  been  said  that  history  is  largely  a  collection 
controversies,  and  there  is  no  happening  so  recent  :is 
to  escajjc  dispute  or  error.    It  is  even  so  with  what 
concerns  Architectural  Iron  \\'ork  in  this  country. 


although  the  record  of  that  industry  extends  over  a  period  of 
time  covered  by  only  two  or  three  generations  of  men.  The 
use  of  iron  for  buildings  has  grown  from  an  exceedingly  small  be- 
ginning to  enormous  proportions.  But  this  is  also  true  of  every 
other  branch  of  manufacture,  .^tej)  by  step,  keeping  pace  with  the 
rapid  growth  in  population  and  the  general  advancement  in  the 
arts,  buildings  multiplied  in  iniinl)er  and  size,  and  iron  played  a  more 
and  more  important  part  witli  each  recurring  year.  Indeed,  it  is  due 
to  the  use  of  iron  that  wide  and  high  buildings  are  made  possible,  for 
such  buildings  must  l)e  made  available  from  a  commercial  stand- 
point, and  meet  business  and  domestic  requirements,  or  their  con- 
struction would  be  useless  and  unprofitable. 

Fortunately,  it  is  not  necessary  to  trace  back  the  history  of  mak- 
ing wrought  iron  or  cast  iron.  The  antiquity  of  working  in  brass  and 
iron  is  well  established,  and  the  modern  method  of  renielting  pig- 
iron  and  pouring  the  molten  metal  into  plastic  moulds,  there  to  solid- 
ify, fairly  antedates  the  voyage  of  Christopher  Columbus.  Starting 
with  colonial  times,  the  village  blacksmith  forged  from  English-made 
iron  the  few  pieces  that  the  earlier  houses  required.  The  first  brick 
houses  on  Manhattan  Island,  built  with  brick  brought  over  from 
Holland,  could  not  have  contributed  nuich  to  the  pros])eritv  of  the 
blacksmith  by  the  demand  for  a  few  anchors  or  straps.  As  time 
went  by  the  supplying  of  forged  work  for  houses — railings,  gratings, 
shutters,  stairs,  etc., — was  separated  from  horseshoeing,  and  a  special 
branch  of  blacksmithing  was  established,  known  as  housesmithing. 


456  A  HISTORV  OF  REAL  ESTATE, 

It  was  the  houscsmitlis  u  lio  were  the  contractors  for  the  iron  work  of 
builcHnt^s  y\\)  to  less  than  fifty  years  ag-o.  When  cast-iron  columns, 
beams  and  ^^irders  were  re<|uired  in  l)uil(hn^s,  the\'  were  procured 
from  the  f(iun(h-ie>  by  tlie  h( jusesmiths.  in  due  time  liou.sesmitlis 
added  foundries  to  their  smithsIio])s,  and  the  east-iron  branch  of 
their  establishments  became  of  the  greater  importance.  Cast  iron 
had  its  day.  and  now  witli  tlie  turn  of  the  wheel  of  time  it  lias  fallen 
into  a  secondary  ])lace,  and  rolled  steel,  under  the  head  of  structural 
iron,  takes  the  lead. 

The  larger  of  the  old  Eastern  cities.  New  York.  Boston.  Philadel- 
phia and  Baltimore,  have  substantially  the  same  earlier  historv  of 
iron  work  for  buildings.  New  York,  however,  from  its  more  rapid 
growth  than  the  other  cities,  and  its  greater  demand  for  buildings, 
coupled  with  the  high  values  of  land,  especially  in  the  commercial 
quarters,  has  afforded  the  best  field  for  the  development  of  architec- 
tural iron  work.  It  has  held  and  still  holds  the  first  ])lace  in  the  col- 
umn of  cities  where  important  advances  in  the  methods  of  using  iron 
in  buildings  have  originated  and  been  applied,  and.  therefore,  it  is 
within  the  confines  of  this  city  that  the  record  can  be  traced  with 
reasonable  accuracy. 

The  pioneer  iron  foundry  which  made  a  specialty  of  castings  for 
buildings  was  established  in  1840,  by  James  L.  Jackson,  in  Xew 
York.  The  Jackson  foundry,  now  the  Jackson  Architectural  Iron 
\A'orks,  a  corporation,  was  started  to  manufacture  grates  and  fenders 
— then  a  new  industry  in  this  country,  for  at  that  time  such  articles 
were  all  im])orted  from  abroad — and  during  the  nearly  sixty  years 
of  its  existence  has  continued  the  grate  and  fender  manufacture  as 
one  of  its  principal  branches  in  light  castings.  Columns,  lintels, 
beams  and  girders  w  ere  cast  as  orders  were  received  from  the  house- 
smiths.  Snme  years  later,  when  the  princijial  housesnn'ths  built  foun- 
dries I  if  their  nwn,  the  Jackson  foundr\-  added  to  itself  smithshops, 
and  thus  it  came  alxuit  by  individuals  or  firms  engaged  distinctly  in 
the  working  of  wrnnght  iron  adding  foundries,  and  others  engaged 
distinctively  in  making  castings  adding  wrought  iron  shops,  that  es- 
tablishments termed  Architectural  Iron  Works  were  created. 

The  use  of  one-story  iron  fronts  with  rolling  iron  shutters  to  the 


BL'ILDIXG  AXD  ARCHITECTURE  /.V  XEIV  YORK.  457 

door  and  window  openings  was  increasing.  Entire  fronts  of  cast 
iron  was  the  sequence.  The  usual  method  of  treating  the  front  of  a 
commercial  building  was  to  make  the  first  story  of  cast  iron,  and 
for  the  stories  above  to  use  stone  ashlar,  with  a  moulded  architrave, 
around  each  window  <i])Liiing.  Stone  was  expensive,  for  at  that 
time  modern  methiii!-,  of  u>inL;'  macliiner}-  in  [)laning  and  shaping 


Eremed  in  1S4S  at  the  Corner  of  Centre  and  Duane  Streets.  New \ork. 


Stone  had  not  been  devised  to  reduce  the  cost  of  hand  manipulation. 
Round  columns,  mouldings,  cornices,  ornaments  could  be  executed 
in  cast  iron  at  an  expense  not  to  be  named  in  coniparisi )n  with  stone. 

The  first  complete  cast  iron  front  ever  erected  in  the  world  was  put 
up  in  1848  by  James  P.ogardus,  a  civil  and  mechanical  engineer,  on 
the  corner  of  Centre  and  Duane  streets,  Xew  York.  It  was  five  sto- 
ries in  height  above  ground,  and  covered  an  ordinary  city  lot.  25X 
ICQ  feet. 

The  building  was  removed  in  1859,  when  Duane  street  was  wid- 
ened, the  ground  on  which  it  stood  being  included  in  the  street.  It 
was  whilst  in  Italv,  contemplating  there  the  rich  architectural  de- 
signs of  antiquity,  that  Mr.  Bogardus  first  conceived  the  idea  of  emu- 
lating them  in  modern  times,  by  the  aid  of  cast-iron.    During  his 


458  A  HISIORV  OF  REAL  ESTATE, 

subse(|uent  travels  in  luiropc  he  held  it  cnnstantl\-  in  view;  and  cher- 
ished it  the  more  carefull\'  as  lie  became  convinced  In'  in(|nir_\'  and 
])ersonal  observation,  not  only  that  the  idea  was  original  with  him- 
self, but  that  he  might  then-by  become  the  means  of  greatly  adding 
to  our  national  wealth,  and  of  establishing  a  new,  a  valuable  and  a 
permanent  branch  of  industrv.  It  did  not  take  long  for  cast-iron 
fronts  to  come  into  pofjular  favor,  for  the  erection  of  the  first  few 
])ractically  denujnstrated  the  various  points  upon  which  predictions 
of  failure  had  been  based.  The  greatest  bugbear  that  had  to  be  over- 
come was  the  assertion  as  to  the  expansion  and  contraction  of  the 
metal.  Events  proved  that  the  temperature  of  our  climate,  through- 
out its  utmost  range,  from  the  greatest  cold  to  the  greatest  heat,  ex- 
erts upon  cast-iron  no  appreciable  effect,  and  therefore,  for  use  in 
buildings  is  practicallx'  without  ex])ansibilit\-. 

Among  the  earliest  cast-iron  fronts  designed  by  Mr.  Bogardus 
was  that  for  ]\Iessrs.  Harper  &  Brothers,  publishers,  on  Franklin 
Square,  Xew  York,  built  in  1854.  This  is  still  standing,  and  ap- 
parentlv  the  front  is  as  sound  as  the  day  it  was  erected.  It  may  be 
said  to  be  one  of  the  oldest  existing  cast-iron  fronts. 

The  castings  for  Mr.  luigardus'  first  fronts  were  made  bv  the 
Jackson  foundry;  and  it  is  a  singular  circumstance  that  the  saiue 
iron  works  were  the  manufacturers  and  contractors  for  the  iron 
work  that  entered  into  the  construction  of  what  is  believed  to  be  the 
first  of  the  uni(|ue  structures  of  verv  recent  times,  the  skeleton 
building. 

Almost  contesting  honors  with  Mr.  f  jogardus  came  1).  1).  I'adger, 
wdio  moved  from  Bo-ston  to  New  York  in  1845  and  engaged  in  the 
foundry  Inisiness.  He  ])ut  U])  his  first  entire  cast-iron  front  in  1853. 
Xo  man  connected  with  the  business  ever  did  as  much  as  ]\Ir.  r>adgei 
to  popularize  the  use  of  cast-iron  fronts,  and  in  the  famous  establish- 
ment which  he  founded,  the  Architectural  Iron  Works,  men  of  talent 
were  gathered  as  designers. 

Xew  "S'ork  for  a  long  tiiue  supplied  the  demand  for  iron  fronts  in 
the  other  cities  in  the  I'nitefl  States.  East.  \\'est  and  South,  but 
finally  their  manufacture  was  taken  up  in  every  section  of  the 
country.   The  cast-iron  front  business   in  Xew   York   reached  its 


DXK  ()!•■  rilK  KA  i;likst  CAST-IROX  FU1).\T<. 
That  of  .\Us!-rs.  Haip.r  &  Hr-th.r-.   ruhM.h-r..   Franklin   Squaro.  Ni-vv  York;  ErtcUd  in 


greatest  proportKjns  m  the  carh-  seventies.  It  was  mostlv  done  by 
five  concerns,  viz.  LDnicll  s  irun  W  nrk>.  liad^er  >  Architectural  Iron 
Works,  the  Excelsior  Iron  Works,  the  Aetna  Iron  \\V)rks.  and  lack- 
son  s  Iron  \\  orks.  (  )t  these  hve  onlv  Lornell  s  and  |ack>oii  s  W  orks 
are  in  existence  to-day.  I'or  many  years  cast-iron  front>  were  over- 
loaded with  enrichment,  but  a  period  ensued  when  liiey  were  made 
l)lainer  and  more  massive,  as  shown  in  the  cut  of  one  of  the  later 
cast-iron  fronts. 

One  of  the  largest  of  the  cast-iron  fronts  was  that  erected  'by  the 
Cornell  Iron  Works  for  A.  T.  Stewart's  store,  Xew  York,  covering 
the  entire  block  bounded  bv  Broadwav,  Ninth  and  Tenth  Streets 
and  Fourth  Avenue,  in  size  nearlv  200  feet  in  width,  bv  328  feet  in 
de]ith.  In  its  dress  of  white  paint,  Mr.  Stewart  used  often  to  liken 
his  iron  front  to  ])uffs  of  white  cli:>uds,  arch  u])(.)n  arch,  rising  S3 
feet  above  the  sidewalk.  The  first  section  of  this  store  front  was  set 
up  in  place  in  1859.  Air.  Stewart  was  an  enthusiastic  advocate  of 
cast-iron  fronts  for  commercial  buildings,  believing  that  the  material 
had  in  its  favor  unec|ualled  advantages  of  lightness,  strength,  dura- 
bility, incombustibility  and  ready  renovation.    In  1870.  wdien  he 


460 


A  HISTORY  OF  REAL  ESTATE, 


A  REPRESENTATIVE  CAST-IRON  FRONT  OF  A  LATER  DATE. 
On  both  sides  is  seen  the  older  prevailing  style   of    store    fronts  for 
commercial  buildings. 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  461 

built  his  Woman's  Home  on  Fourth  Avenue,  Thirty-second  and 
Thirty-third  Streets,  New  York,  a  fireproof  structure,  he  adopted 
cast-iron  for  the  fronts,  and  that  without  any  desire  to  save  in  the 
first  cost  of  the  building  which  he  generously  intended  should  be  a 
gift  to  the  public. 

There  came,  almost  suddenly,  a  change  in  the  style  of  fronts; 
architects  struck  out  on  a  new  line  of  design,  cast-iron  was  aban- 
doned except  for  the  first  story,  and  brick  with  terra  cotta  and  light 
stone  for  trimmings  was  substituted  for  the  upper  stories  in  fronts 
for  commercial  buildings. 

Rolled  iron  for  certain  purposes  rapidly  superseded  cast-iron,  and 
when  steel  displaced  wrought  iron,  and  the  price  of  rolled  steel 
beams  cheapened,  fireproof  buildings  multiplied.  Up  to  the  time  of 
the  Chicago  and  Boston  fires  there  were  but  a  very  few  private  fire- 
proof buildings  within  the  limits  of  the  United  States.  The  chief 
number  of  fireproof  buildings  belonged  to  the  Government.  A  desire 
to  occupy  structures  something  better  than  tinder  boxes  commenced 
to  take  a  firm  hold  on  the  public,  and  now  there  are  thousands  of 
fireproof  warehouses,  office  buildings,  hotels,  apartment  houses  and 
dwellings.  In  the  first  examples  of  fireproof  buildings  the  floors 
were  formed  with  groined  arches  of  brick.  Beams  of  cast-iron  were 
sometimes  used  with  brick  arches  between  to  form  floors,  and  in 
some  cases  riveted  plate  beams  were  used  for  the  same  pur])ose. 

In  1834  I'eter  Cooper's  Trenton,  X.  J..  [Mills  rolled  the  first  solid 
wrought  iron  beam  ever  used  for  the  floors  of  anv  building  in  this 
country.  These  i^eams  were  of  a  shape  very  similar  to  what  is  now 
commonly  known  as  deck  beams,  having  a  bottom  flange,  a 
web  and  a  bulb  at  the  top,  much  resembling  a  railroad  rail, 
onlv  deeper  in  the  web.  These  beams  were  to  be  used  in  the 
Cooper  Union  Building  in  Xew  York,  but  they  were  diverted 
by  request  of  the  U.  S.  Government  and  used  in  that  year  in 
the  U.  S.  Assav  office  building  on  Wall  Street.  The  next  building 
in  which  such  beams  with  brick  arches  between  were  used  was  that 
for  Harper  &  Brothers,  publishers,  a  fireproof  building  erected  that 
same  year.  It  was  the  following  year,  1855,  that  deck  beams  were 
used  in  the  Cooper  Union  building,  the  very  first  building  for  which 
they  were  manufactured. 


Bl'lLDlXG  AXD  ARCHITECTURE  IN  NEW  YORK.  463 

A  little  mure  than  five  vears  later,  ju>t  ])riiir  ti>  i860,  the  first  "I" 
beams  were  rolled  in  this  conntry.  L<MJi)cr'>  Trenton  Alills  and  the 
Phoenix  Imn  I'o.  of  Pennsylvania  beginning  their  mamifac- 


ture  at  abmu  the  same  time.    The  double-flanged  or  "P"  beams 


met  with  great  favor  from  tlie  -^tart.  I'.laborate  tests  of  their 
^trengtli  were  made  1)\  an  army  ottieer.  lai)tairi  Anderson,  who 
afterward  became  famous  as  the  defender  of  Fort  Sumter. 
As  the  demand  for  "P'  beams  increa-ed  rolling  mills  in 
different  sections  of  the  conntry  look  up  their  manu- 
facture. The  first  size  rolled  was  se\-en-inch,  and  gradually  all  sizes, 
from  four  inclies  up  to  t\\  ent\  -four  inclies,  were  ])Ut  on  the  market. 
The  facility  an<l  prom])tness  with  which  rolled  l,cams  can  now  be  got, 
their  admirable  sha|)e,  by  which  the  greatest  strength  is  obtained 
with  the  least  weight  of  metal:  their  re.isontil )le  jirice:  the  j. reference 
of  architects  and  engineers  to  use  rolled  instead  of  cast  metal  when 
the  load  imposed  tends  to  separate  or  tear  the  metal  asunder;  the 
concise  and  sim])le  tables  of  the  bearing  strength  for  the  respective 
sizes  and  various  lengths,  ireeh'  circukited  b\  the  mtiiniiacturers  of 
beams:  and  the  growing  knowledge  of  how  to  ])uild  fireproof  in  a 
much  less  expensi\e  nuinner  th;m  was  formerly  the  custom — all  this 
has  contributed  vastly  to  the  increased  tiniount  of  rolled  wurk  used 
in  buildings. 

The  era  of  high  buildings  began  with  the  year  1870,  The  ad- 
vantage of  ])uililing  higher  thtin  the  conventional  five  or  six  stories 
was  being  recognized.  It  was  -een,  however,  that  if  buildings  were 
to  be  carried  to  ;i  height  beyond  the  ability  of  a  fire  de|)artment  to 
successful]}-  cope  with  lire,  such  buildings  must  be  constructed  with 
something  better  lor  floors,  partitions,  >t;iirs  ;nid  roofs  than  a  mass  of 
wooden  l)e;ims,  studs,  plank,  furring  and  lathing  nn;)re  admiral)ly 
arranged  to  burn  than  a  i)ile  oi  kindling  wood,  because  of  the  in- 
numerable air  vents  and  spaces  surrounding  all  and  connecting  from 
cellar  to  roof. 

It  was  the  elevator  that  taught  men  to  l)uild  higher  and  higher. 
P'p  to  1870  the  elevator  .had  not  been  used  to  any  great  extent  for 
passenger  service.  The  first  passenger  elevators  used  in  this  country 
had  vertical  iron  screws  extending  the  whole  height  of  the  elevator 


464  A  HISTORY  OF  REAL  ESTATE, 

wells,  and  passed  tlirou.^ii  a  sleeve  in  the  centre  of  the  car.  They  were 
coinparat i\  el y  slow  in  ni(  ix  ini;'.  hut  safe.  lnii)nn'enients  rapidh'  fol- 
lowed, and  great  speed  and  almost  ahsolute  safety  were  attained.  In 
buildings  equipped  with  passenger  elevators  the  offices  on  the  upper 
floors  commanded  larger  rents  than  on  floors  farther  down,  while  just 
the  reverse  conditions  existed  in  buildings  where  the  occupants  had 
to  climb  stairs.  With  the  incoming  of  high  buildings  came  a  safer 
construction.  I'nder  the  recpiirements  of  law,  buildings  above  a 
height  that  sufficed  for  five  or  six  stories  had  to  be  constructed  fire- 
proof. Eight  to  ten  stories  in  height  above  the  sidewalk  seemed  to 
be  the  limit,  however,  that  it  was  advantageous  to  go,  because  the 
extremely  thick  walls  necessary  in  the  lower  stories  used  up  too 
much  of  the  rentable  space  on  the  first  or  most  valuable  story,  and 
also  made  the  cost  for  foundations  too  great.  Therefore,  for  a  num- 
ber of  years,  ten-story  buildings  were  consitlered  extremely  high 
buildings,  now  and  then  one  reaching  the  altitude  of  twelve  stories. 

Then  came  a  jump  in  height  through  an  apparently  new  and  novel 
method  of  constructing  buildings,  but  which  upon  close  examina- 
tion simply  illustrates  the  slow  progress  by  which  the  human  mind 
makes  its  advance  in  discovery.  It  was  rather  startling  at  first  to 
see  fifteen,  twenty,  twenty-four  and  thirty-story  buildings,  but  the 
surprise  has  passed  away,  and  it  is  generally  expected  that  build- 
ings of  still  greater  height  than  any  so  far  put  up  will  be  erected,  for 
it  is  conceded  that  there  is  scarcely  a  limit  to  the  height  that  a  build- 
ing cannot  be  carried  on  the  new  lines  of  construction. 

The  popular  name  early  given  to  these  towering  structures  was 
"Sky-scrapers."  Among  architects  and  builders  the  new  method 
was  first  called  the  "steel-cage"  construction.  In  the  "Record  and 
Guide"  1892  edition  of  the  New  York  building  law,  as  a  heading 
for  a  portion  of  the  text  in  one  of  the  sections,  there  was  for  the  first 
time  introduced  in  the  written  vocabulary  the  words  "skeleton  con- 
struction," and  this  term  has  been  recognized  as  being  so  correctly 
expressive  that  such  buildings  are  now  generally  called  in  the  trade 
"skeleton  buildings,"  and  in  some  building  laws  of  a  later  date  are  so 
referred  to.  What  is  understood  by  "skeleton  construction"  is  a 
frame  work  of  iron  or  steel  columns  and  girders  which  carry  the 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  465 

■weight  of  the  outer  inclosing  brick  walls,  together  with  the  floors, 
down  to  the  foundations  at  initial  points.  In  contradistinction,  the 
"cage"  construction  is  a  frame  work  of  iron  or  steel  columns  and 
girders  which  carrv  the  floors  onlv,  and  do  not  carry  the  outer  walls. 
In  the  skeleton  construction  the  outer  walls  are  in  i)anels,  each  panel 
extending  horizontally  from  column  to  column,  and  vertically  from 
girder  to  girder,  acting  as  curtain  walls,  sustaining  nothing,  and  be- 
ing carried,  each  panel,  on  a  girder.  In  the  cage  construction  the 
outer  walls  are  independent  walls,  from  the  foundation  to  the  ex- 
treme top,  sustaining  themselves  and  themselves  only,  and,  therefore, 
the  walls  are  made  less  in  thickness  than  if  they  had  to  bear  the 
floors  as  in  ordinary  buildings  such  walls  would  liave  to  do. 

To  trace  the  cage  construction  is  an  ea>y  matter.  In  great  num- 
bers there  are  w  ide-s])an  buildings,  wliere  the  iron  trusses  of  the  roots 
are  supported  at  the  ends  b\-  ir(.)n  columns  instead  of  resting  on  brick 
walls;  the  object  being  to  .save  the  room  that  brick  i)iers  of  adccpiate 
strength  would  occupy.  Time  and  again  the  ends  (jf  girders  carry- 
ing floors  have  been  supjjorted  on  iron  columns,  so  as  to  relieve  too 
thin  walls  of  the  concentrated  weight  and  to  ol)viate  the  reinforce- 
ment of  tile  wall  w  ith  ])rick  ])iers  or  buttresses.  Where  w  indow  o[)en- 
ings  were  numerous  in  a  brick  wall  or  the  piers  Ijetween  the  win- 
dows too  small  to  carry  the  load  that  the  ends  of  weighted  girders 
imposed  a  common  method  was  to  place  a  line  of  colunms  to  take 
the  ends  of  the  girders.  Sometimes  these  colunms  were  ])laceil  di- 
rectly against  the  brick  wall,  sometimes  let  into  the  wall  for  their 
depth,  and  sometimes  entirely  concealed  within  the  brick  work.  With 
a  problem  of  going  higher  than  eig-ht  or  ten  stories  in  height  the  cage 
construction  was  the  natural  one  to  adopt,  particularly  in  Chicago, 
wdierethecomi)ressible  bottom  will  not  safely  sustain  lofty  brick  walls 
except  by  special  provision.  As  a  matter  of  fact,  the  first  high  btiild- 
ings  erected  in. Chicago  were  of  cage  construction.  An  eleven-story 
building  of  the  cage  construction  for  the  Home  Insurance  Company, 
of  New  York,  was  erected  in  Chicago  in  1884,  by  Architect  W.  L.  B. 
Jennev,  of  Chicago.  The  World  Building  in  New  York,  erected  in 
1890.  is  a  notable  example  of  the  cage  construction,  and  its  architect, 
Mr.  George  B.  Post,  strenuously  insists  that  the  cage  principle — the 
30 


466  A  HISTORY  OF  REAL  ESTATE, 

outer  walls  l)uilt  self  sustaining-  and  independent  of  the  frame  work 
of  iron  or  steel  colunnis  and  girders  which  support  the  floors  and 
roof — is  better  than  the  skeleton  principle,  in  which  the  outer  walls, 
together  with  the  floors,  are  carried  on  the  frame  w<jrk.  The  build- 
ing law  in  Xew  York  has  always  made  but  a  very  slight  ditTerence  in 
thickness  between  bearing  and  non-bearing  walls,  therefore  the  outer 
walls,  non-l)earing  walls,  for  a  cage  ljuilding  in  Xew  York  had  to  be 
of  great  thickness,  for  the  thickness  of  walls  is  recjuired  to  be  in  pro- 
portion to  their  height.  Chicago  did  not  have  many  restrictions  and 
requirements  relating  to  buildings,  so  an  architect  in  that  city  could 
do  much  that  an  architect  in  Xew  York  would  not  be  allowed  to  do. 
In  N^ew  York  a  cage  construction  onl\'  ver\-  moderately  increased 
the  available  inside  room  through  the  slight  saving  in  thickness  of 
walls.  The  old  saying  that  necessity  is  the  mother  of  invention  ap- 
plies to  the  method  of  making  the  frame  carry  panels  of  brick  work  to 
form  the  outer  walls  and  at  the  same  time  carry  the  floors,  when  an 
architect  was  confronted  with  a  problem  of  ])utting  a  high  building 
on  a  narrow^  lot,  and  to  avoid  destroying  the  practical  usefulness  of 
the  lot  worked  out  the  construction  that  is  now  quite  generally 
know  as  "skeleton"  construction. 

Great  as  was  the  apparent  novelty  of  the  skeleton  conception  in 
the  first  high  building,  as  widely  as  it  has  been  adopted  in  construct- 
ing high  buildings  in  the  larger  of  the  American  cities,  it  lacks,  how- 
ever, the  dramatic  feature  of  a  birth  from  one  inventive  brain.  Like 
the  cage  construction  it  may  be  said  to  have  been  incubated,  rather 
than  invented,  and  the  simple,  triumphant  method  of  constructing 
the  most  marvelous  of  modern  buildings  is  found  upon  examination 
to  be  but  an  enlarged  use  of  preceding  methods.  It.  too,  jM-oves  that 
any  one  step  in  advance  of  the  former  state  of  things  is  hardly  per- 
ceptible, because  it  will  be  found  that  just  before  there  was  something 
very  nearly  the  same  in  existence. 

Without  likening  the  skeleton  to  a  cast-iron  front  buried  in  a  brick 
wall,  its  immediate  predecessor  is  to  be  found  in  the  many  building- 
examples  of  columns  placed  in  small  piers,  with  girders  between  the 
columns,  extending  across  the  window  openings  to  carry  the  floor 
beams.  Of  course,  such  a  construction  was  used  only  in  parts  of  a 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  467 

building.  There  are  many  examples  of  cast-iron  fronts  on  the  gable 
or  side  street  portions  where  certain  of  the  openings  are  filled  in  w  ith 
brick,  particularl}-  on  the  first  story,  these  brick  panels  being- 
supported  by  the  same  beam^  that  support  the  floors.  But  the  col- 
umns of  a  cast-iron  front  boldly  stand  out  in  evidence  of  their  ability 
to  sustain  weight;  no  one  had  hidden  from  sight  a  cast-iron  front  with 
a  veneer  of  stone  or  burnt  clay  to  make  the  construction  appear 
something  different  from  what  it  really  was.  Brick  walls  of  courts 
in  buildings  had  frequently  l)een  supportefl  on  iron  colunms  and  gir- 
ders, and  walls  carried  nn  imn  girders  supported  by  iron  columns, 
the  latter  encased  in  masonry  work,  were  not  uncommon.  The  ques- 
tion of  the  expansion  of  cast-iron  and  wrought  iron  in  buildings  had 
years  previously  been  determined,  so  tliat  no  serious  tlniught  had  to 
be  given  to  that  matter.  The  essential  features  of  a  skeleton  build- 
ing had  been  repeatedly  used.  Xevertheless,  there  remanied  for 
some  one  to  construct  an  entire  building  in  the  manner  that  parts  of 
buildings  had  been  previously  constructed.  The  necessity  for  such 
a  treatment  arose,  and  an  .\merican  architect  proved  equal  to  the 
occasion. 

In  the  r.uilding  Department  in  Xew  York,  there  was  filed  on 
April  17,  1888.  Ijy  Mr.  Bradford  L.  ( iilbert,  architect,  plans  for  the 
erection  of  an  eleven-st' )r\-  building  on  lot  Xo.  50  Broadway,  the 
building  to  be  129  feet  in  height,  from  the  sidewalk  to  the  main  roof, 
with  a  frontage  of  21  feet  6  inches,  and  a  depth  in  the  narrow  por- 
tion of  about  108  feet.  This  narrow  and  high  building  was  for  the 
purpose  of  giving  a  Broadway  connection  to  a  building  of  much 
larger  area  on  Xew  street.  The  side  walls  were  to  be  constructed 
in  a  peculiar  manner.  Instead  of  solid  brick  walls,  vertical  lines  of 
cast-iron  columns  were  placed  at  varying  distances  up  to  about  18 
feet  apart,  having  at  the  foot  of  each  line  a  cast-iron  shoe  resting  on 
the  foundation  walls  at  the  basement  floor  level.  These  columns 
were  in  part  to  extend  up  to  the  level  of  the  eighth-story  floor,  and 
in  part  to  extend  up  to  the  roof  level.  The  columns  were  in  lengths 
corresponding  with  the  heights  of  the  several  stories,  and  bolted  to- 
gether. On  top  of  the  seventh  story  columns  a  line  of  wrought-iron 
girders  was  placed,  and  from  that  point  upwards  were  used  solid 


468 


A  HISTORY  OF  REAL  ESTATE, 


brick  walls,  twenty  inches  thick 
for  a  heiglit  of  three  stories,  or 
about  32  feet,  and  16  inclies  for 
the  balance  of  the  liei^lit,  or  a])ont 
25  feet.  I'.etween  the  columns 
and  connected  thereto  at  the  level 
of  each  tfoor  u])  io  and  including 
tile  seventh  floor,  and  including 
one  section  on  each  side  of  the 
l)nil(ling  uj)  to  the  roof,  rolled 
beam  girders  were  i)laced  l>oth  to 
sn|)i)ort  the  floors  and  to  carry  the 
l)anels  of  brick  work  twelve  inches 
m  thickness.  That  is  to  say,  the 
brick  panels  forming  the  side  or 
curtain  walls  from  the  basement 
lloor  level  up  to  the  eighth  story 
floor  level  were  twelve  inches  in 
thickness,  while  above  that  the 
side  brick  walls  were  of  a  greater 
thickness,  hut  in  one  section  iron 
girders  were  placed  between  the 
columns  at  all  the  floor  levels 
above  as  well  as  below  the  sev- 
enth story  to  carry  the  corre- 
sponding portions  of  the  floors 
and  roof,  and  there  the  twelve- 
nich  thick  brick  curtain  walls  ex- 
tended from  the  basement  to  the 
main  roof.    The   wind  pressure 


.-^Z?  was    provided   for   bv  diagonal 


THE  TOWER  BUILltlXG. 
II  Broadway.  Bradford  L.  Gilbc-r 

New  "iork  City.  Architect. 


bracing  carried  across  between 
each  of  the  vertical  columns,  and 
so  constructed  as  to  transfer  to 
the  foundations  a  possible  116  tons  of  wind  pressure  when  the  wind 
blows  at  a  hurricane  rate  of,  say,  70  miles  an  hour. 


THE  TOWER  BUILDING. 
(Side  View,  Showing  Iron  Uprights.)  Bradford  L.  Gilbert,  Architect. 


470  A  HISTORY  OF  REAL  ESTATE, 

As  the  l)uil(lini;-  law  did  not  ])rovidc  for  any  such  composite  con- 
siruction,  the  ai)])lication  of  the  architect  for  a  i)erniit  to  hnild  was 
referred  to  the  Board  of  h'xaniiners  in  tlie  liuihhnL;'  I  )e|)artinent,  a 
board  empowered  hy  law  to  .i;rant  or  reject  ap|)lications  in  cases 
where  the  provisions  of  the  law  do  not  directly  api)ly  or  where  an 
eijually  good  or  more  desirable  form  of  construction  is  proposed 
than  that  required  by  the  law.  The  writer,  a  member  of  that  board, 
full  well  remembers  the  discussion  evoked  in  the  board,  consisting- 
of  seven  members  at  that  date,  when  Mr.  (lilbert's  plans  were  pre- 
sented for  action.  The  strong  preference  of  some  of  the  members 
for  solid  masonry  work,  coui)led  with  their  i)rejudice  against  iron 
work  in  general,  made  it  wvy  doubtful  for  a  time  whether  they  would 
sanction  this  particular  combination  of  iron  work  and  l)rick  work, 
but  finally  the  board  approved  of  the  application  and  a  permit  to 
bbiild  was  issued.  The  records  in  the  Building  De])artment  show 
that  the  work  of  building  was  commenced  June  27,  1888,  and  com- 
pleted September  27,  i88y.  The  building  was  named  the  "Tower" 
building. 

Recently  the  building  adjoining  the  Tower  building  on  the  north 
was  torn  down,  enabling  the  north  side  of  the  Tower  liuilding  to  be 
photographed.  Although  not  plainly  shown  on  the  [picture,  between 
each  column  are  horizontal  girders  placed  at  each  floor  level,  as  be- 
fore stated,  to  carry  the  floor  beams  and  to  carry  the  panels  of  brick 
work  forming  the  side  walls.  The  reason  why  these  horizontal  gir- 
ders do  not  show  in  the  picture  is  that  the  greater  number  of  the 
girders  are  encased  on  the  outside  with  brick  work.  The  Jackson 
Architectural  Iron  Works  were  the  contractors  and  manufacturers 
of  the  iron  work  of  this  building,  and  the  constructional  drawings 
made  by  that  company,  and  from  which  the  work  was  executed, 
show  the  intermediate  girders  which  the  photograph  could  not 
reveal. 

Had  Mr.  Gil])ert  followed  the  usual  method  of  constructing  the 
Tower  Building,  the  tliickness  of  wall  specified  by  law  for  a  height 
of  eleven  stories  would  have  left  no  room  available  bevond  a  hall- 
way on  the  first  story,  which  would  have  been  a  costly  way  of  using 
an  extremely  valuable  Broadway  lot  to  reach  a  rear  building.  Had 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  471 

he  used  independent  side  walls  of  the  thickness  he  would  have  been 
recjuired  by  law  to  have  made  them,  and  then  placed  caj^e  construc- 
tion on  the  inside  to  support  the  floors,  the  interests  of  the  owner  of 
the  lot  would  have  been  made  to  sufTer  nearly  as  much.  He  thought 
out  a  better  method,  and  to  him  belongs  the  credit  of  being  the  first 
in  the  world  to  construct  a  building  in  which  the  weight  of  the  walls, 
as  well  as  the  floors,  is  transmitted  through  girders  and  columns  to 
the  footings,  and  New  York  City  has  the  honor  of  being  the  birth- 
place of  what  is  in  efifect  a  new  method  of  building.  This  skeleton 
construction  is  being  used  in  all  the  larger  cities  of  the  United  States, 
and  is  now  taking  root  abroad.  In  years  to  come  the  desire  to  give 
proper  credit  to  the  man  who  first  conceived  the  idea  of  the  skeleton 
building  will  be  greater  than  at  the  present  time.  The  popular  ver- 
dict will  be  based  on  broad  principles,  and  the  minor  steps  taken 
preliminary  to  the  accomplishment  of  a  complete  skeleton  building 
will  be  brushed  aside  and  forgotten  in  the  generous  praise  that  the 
world  will  bestow  on  the  individual  who  first  practically  worked 
out  the  skeleton  idea  for  lofty  structures. 

About  the  time  the  Tower  Building  was  completed,  or,  to  be  ex- 
act, on  September  11,  1889,  plans  w^ere  filed  in  the  New  York  Build- 
ing Department  by  Messrs.  J.  C.  Cady  &  Co.,  architects,  for  a  ten- 
story  skeleton  structure,  to  be  erected  on  a  lot  24  feet  2  inches  front 
by  74  feet  4  inches  deep,  Xo.  25  Pine  street,  for  the  Lancashire  In- 
surance Co.  The  building  was  commenced  in  October,  1889,  a, id 
finished  in  Alay,  i8i;o.  In  this  building  steel  Z-bar  colunms  were 
used. 

Plans  for  the  third  skeleton  building  erected  in  New  York  city 
were  filed  in  the  Ikiilding  Department  January  2,  1890,  by  Messrs. 
Youngs  and  Cable,  architects.  This  buildmg  was  completed  in  May, 
1891.  It  is  known  as  the  Columl)ia  building,  Xo.  2()  Umadway, 
n.  w.  corner  of  ]\Iorris  street;  is  twelve  stories  in  height  and  has  a 
frontage  of  29  feet  9  inches  on  Broadway.  The  columns  are  of  steel, 
and  the  curtain  walls  are  twelve  inches  in  thickness.  Up  to  the 
time  of  its  completion  this  building  was  the  most  prominent  and 
successful  of  the  skeleton  structures  erected  in  X'ew  York.  The 
drawings  for  the  steel  skeleton  were  prepared  by  Mr.  P.  Minturn 


BUILDIXG  AXD  ARCHITECTURE  IX  XEIV  YORK.  473 

Smith,  the  President  of  the  Union  Iron  \\'orks,  and  it  was  chiefly 
throngh  his  instrumentaHty  in  showing  its  safety  and  economy  of 
floor  space  that  the  owner  of  the  Cohimbia  lot  was  induced  to  adopt 
the  skeleton  construction. 

Other  skeleton  buildings,  of  greater  area  and  greater  height  fol- 
lowed in  rapid  succession  in  Xew  York,  among  which  may  be  men- 
tioned the  [Manhattan  Life,  seventeen  stories,  with  a  height  of  242 
feet  to  the  main  roof,  above  which  a  dome  and  tower  rises  108  feet 
more:  the  American  Surety,  21  stories,  312  feet  high;  the 
Park  Row  Syndicate  building  (now  in  course  of  erection)  26  stories 
to  main  roof,  and  a  total  of  386  feet  in  height  to  top  of  towers,  and 
the  Empire  building,  s.  w.  cor.  Broadway  and  ]\Iorris  street,  21  stor- 


ies and  aljiout  300  feet  in  height.  The  height  for  all  buildings  is 
taken  above  the  street  curl)  line,  and  the  stories  below  the  sidewalk 
level  are  never  counted  in  making  a  statement  of  lieight  in  feet,  or  in 
enumerating  the  number  of  sturies  ti )  ini]>l\-  the  height. 

One  or  the  other  of  two  mellK  nls  i>  general)}'  used  in  the  skeleton 
construction.  In  one  the  girders  are  placed  between  the  columns 
at  each  story  and  carry  both  the  curtain  walls  and  the  ends  of  the 
floor  beams.  In  the  other  the  girders  between  the  columns  carry 
the  curtain  walls  only,  and  are  ])laced  at  everv  second  or  third  story 
or  at  each  story;  the  floor  beams  are  supported  by  girders  placed  at 
right  angles  to  the  columns. 

In  the  accompanying  cuts  the  two  arrangements  are  clearly  shown, 
but  the  small  details  of  bolting,  etc.,  have  been  omitted,  as  these 


474  A  HISTORY  OF  REAL  ESTATE, 

would  add  notliing  to  Xhv  infonnatii  m  tliat  ihc  dra\viiii;-s  arc  iiiteiid  <\ 
to  convey.  ]n  each  case  it  will  Ik-  noticed  that  the  wei.i^ht  of  the  side 
walls  and  the  wei.yiit  of  the  floors  are  tran^nitted  tln-ou.^h  o'irders  to 
the  columns,  which  latter  in  turn  transmit  the  wei.i^hts  to  the  footings. 

The  self-evident  fact  has  been  noted  in  this  historical  review  that 
lofty  buildings  are  feasible  oidy  through  the  use  of  the  elevator 
Another  feature  in  making  lofty  buildings  financiallv  feasible  was  the 
use  of  a  new  system  of  constructing  fireproof  arches  between  the 
iron  floor  beams.  For  years  after  the  introduction  of  rolled  beams, 
the  method  of  filling  in  l)etween  the  iron  floor  beams  was  by  means 
of  common  brick  arches  leveled  up  on  top  with  concrete,  and  floored 
over.    On  the  under  side  the  bottom  surfaces  of  the  iron  beams  were 


left  exposed  and  painted  wh.ite.  A  ceiling  of  a  room,  then,  consisted 
of  a  series  of  arches  between  iron  beams,  altogether  very  unpleasant 
in  ap]iearance.  If  a  level  ceiling  was  determined  upon  it  had  to  be 
obtained  by  wood  furrings  and  wood  lathing  fastened  u])  to  the  un- 
derside of  the  beams  and  then  ])lastered.  thus  greatly  detracting 
from  tile  fire-resisting  (|ualities:  or  b\  iron  lath  stretched  from  ])cam 
to  beam  and  ])laslered.  The  lieavy  weight  of  the  brick  arches  was 
thus  further  increased  l)y  the  w  eiglit  of  tlie  level  ceiling  arrangement 
underneath.  An  American  citizen,  I'.althaser  l\reischer,  a  well- 
known  manufacturer  of  fire-brick  in  Xew  ^'ork  cit\-,  invented  and 
patented  in  1871  the  use  of  hollow-tile  flat  arches  between  iron  floor 
beams.  His  was  not  the  invention  of  a  flat  arch  in  itself,  but  of  a 
flat  arch  whose  end  sections  abut  against  rolled  iron  floor  beams  and 
recess  around  the  bottom  flanges  of  the  l)eams,  having  on  tO])  woockn 
sleepers  and  floor  beams,  thus  forming  a  level  ceiling  underneath 
and  a  walking  surface  above.    The  flat-arch  system  providerl  a  level 


476  A  HISTORY  OF  REAL  ESTATE, 

ceiling-  at  once,  at  less  cost  and  with  much  less  weight  of  material 
than  before;  the  iron  beams  were  covered  in  and  protected  from  the 
ef¥ects  of  fire,  and  the  side  walls  had  a  lighter  load  to  carrv. 


/ooc- 

It  was  in  the  U.  S.  Post  Office  building  in  Xew  York  in  1872-3 
that  for  the  first  time  in  this  or  in  any  other  country  was  introduced 
hollow  lile  fiat  arches  ]:)ctween  iron  fioor  beams.  In  the  same  year, 
3872,  the  Krcisclicr  fioor  arches  were  jilaced  in  the  Kendall  building, 
corner  of  i  )carI')orn  and  A\'as]ungton  streets,  Chicago,  through  the 
insirunu ntality  of  !\Ir.  (ieiirge  11.  Jolm-on,  a  civil  engineer  who  had 
pre\-iou.^l\-  1)ecn  connected  with  lladger's  Architectural  Iron  \\'ork5 
in  .\"e\v  \'ork.  A  new  impulse  was  given  to  fireproof  construction, 
and  soon  the  fiat-arch  fioor  svstem  came  into  general  use  for  fire- 
proof buildings  all  over  the  country.  In  a  legal  contest  that  lasted 
for  a  number  of  years,  it  was  finally  decided  in  the  U.  S.  Circuit 
Court  that  the  Kreischer  ])atent  was  void  for  want  of  originality  un- 
der the  crucial  test  of  publications  from  all  parts  of  the  globe  that 
a  patent  nnist  >uMain  when  the  law  is  invoked  in  its  liehalf.  The 
decision  prevented  Mr.  k'reischer  from  realizing  the  profits  of  his 
supposed  invention,  and  it  deprived  him  of  the  honor  n\  having  made 
the  invention  which  abroad  is  recognized  as  an  American  s\  stem  of 
fireproof  fioorings. 

The  stamp  of  American  genius,  however,  is  on  all  three  of  the  prin- 
cipal elements  of  lofty  building  construction: 

1.  The  modern  passenger  elevator. 

2.  The  fiat-arch  svstem  for  fireproof  floors. 

3.  The  skeleton  construction. 

All  three  are  in  unity  for  a  common  purpose,  that  of  making  ir 


BUILDIXG  AXD  ARCHITECTURE  IX  XEW  YORK.  477 

possible  to  construct  building^s  of  any  desired  hei,2rht.  and  the  start- 
ing point  of  each  has  been  stated,  but  in  constructional  features  none 
have  remained  stationary.  Elevator  cars  are  moved  by  electrical 
power,  by  hydraulic  power,  bv  direct  steam  power.  To  fill  the  spaces 
between  the  steel  floor  beams  various  devices,  such  as  corrugated 
iron  bent  to  arch  shape  and  filled  in  above  with  concrete,  and  wire 
cloth  embedded  in  cement  mortar,  have  l)een  introduced,  to  reduce 
still  further  the  floor  loads  transmitted  to  tlie  foundation.  Steel  col- 
umns in  a  variety  of  forms  have  been  invented  as  substitutes  for  cast- 
iron  columns  in  skeleton  buildings. 

Undoubtedly  there  is  an  increasing  preference  by  architects  and 
engineers  for  the  exclusive  use  of  riveted  rolled  steel  columns  to 
the  suppression  of  cast-iron  columns  in  fireproof  btiildings.  ( iood 
cast-iron  is  better  fitted  to  resist  compressive  strains  than  rolled  steel, 
but  owing  to  the  liability  of  defects  occurring  in  the  process  of  manu- 
facturing cast-iron  columns,  the  shifting  of  the  cores  which  entail 
variations  in  the  thickness  of  opposite  sides,  concealed  cavities,  blow 
holes,  cinder,  imperfect  union  of  two  currents  of  metal  in  the  mould, 
and  initial  strains  due  to  unequal  cooling,  added  to  the  opportunities 
for  intentional  departure  from  specified  thicknc-^-t--.  and  the  use  ni 
inferior  ciualities  of  pig-iron  on  the  part  ijf  unscrupulou>  founders, 
have  quite  naturally  created  a  decided  preference  for  built  up  col- 
unms  of  rolled  steel,  as  the  thickness  of  the  steel  is  uniform,  and  can 
be  measured  and  weighed  in  detail.  The  connections  between  riv- 
eted steel  columns  are  generally  liked  better  than  the  connections  of 
cast-iron  columns,  being  more  rigid  and  stable  in  the  one  case  than  in 
the  other,  especially  desirable  where  unequal  or  eccentric  loads  are 
placed  on  columns. 

Some  constructors  advocate  the  use  of  cast-iron  as  the  only  ma- 
terial for  the  columns  of  skeleton  structures.  When  columns  are 
built  around  with  brick  work  they  are  permanently  buried  out  of 
sight.  Between  the  colunms  and  the  ottter  air  there  are  only  a  few 
inches  of  masonry  work,  through  which  dampness  or  rain  finds  its  way. 
Inwroughtiron  rustis  insidious,  and  it  honevconibs  and  eats  entirely 
through  the  metal.  ]\Iild  steel,  such  as  riveted  columns,  are  made 
of,  rusts  faster  than  wrought  iron  at  first,  then  slower.    Cast  iron,  on 


478  -l  HlSrOKY  OF  REAL  ESTATE. 

the  contrary,  oxidizes  on  the  .surface  in  (hmip  situations:  rnst  docs 
not  scale  from  it,  and  ilic  nxidatinn  when  formed  is  (jf  a  much  les.- 
dangerous  kind,  exieucUng  oid\  a  httle  way  intr)  that  metal,  to  about 
the  thickness  of  a  knifed)kade,  and  then  st0]js  for  y(JO(k  There  are 
other  dangers  to  be  apjjrehended — gases  and  creosote  from  flues, 
escaping  steam  from  defecti\  e  jiipes,  leaks  or  an  overflow  of  water, 
all  quite  possible  to  reach  the  colunnis.  Wrought  iron  is  seriously 
af^'ected  by  such  mishaps,  cast-iron  practically  not  at  all.  .Mild 
steel  has  come  into  use  so  recently  that  time  has  not  yet  enabled  ex- 
perts to  speak  positively  how  long  or  how  short  it  can  retain  its  in- 
tegrity in  adverse  situations.  Damp  plaster  and  cement  corrode 
wrought  iron  and  steel;  lime  is  a  i)reservative.  If  from  anv  cause  a 
colunni  is  atYected  in  one  j^lace  the  entire  structure  above  it  is  weak- 
ene<l,  but  if  a  girder  is  afTected  the  trouble  is  local,  for  any  one  girder 
in  a  skeleton  construction  only  carries  a  portion  of  the  floor  of  one 
story  and  the  bay  or  p(jrtion  of  the  curtain  wall  which  extends  up 
to  the  next  girder  above.  While  failure  in  a  girder  would  be  far  less 
disastrous  than  failure  in  a  column,  either  trouble  would  be  serious 
enough,  and  fully  warrants  every  precaution  being  taken  in  the  first 
instance  to  avoid  possible  bad  results.  Advocates  of  riveted  steel 
columns  insist  that  such  columns,  when  properly  encased  in  fireproof 
and  waterproof  materials,  as  the  intent  always  is  that  they  shall  be, 
are  protected  permanently  from  injurious  influences.  High  build- 
ings are  erected  for  permanency,  to  last  for  centuries.  Years  from 
now  the  question  will  be  practically  determined  whether  skeleton 
structures  are  a  wise  or  foolish  method  of  building,  whether  they 
are  stable  and  lasting,  or  secure  and  reliable  for  only  a  comi^aratively 
short  number  of  years. 

Columns  built  of  plate  and  angle  irons  combined  in  suitable  forms 
and  riveted  together,  common  in  bridge  construction,  came  grad- 
ually into  use  in  the  construction  of  buildings.  There  seems  to  be 
no  record  of  where  the  first  wrought  iron  column  was  used  in  a  build- 
ing, nor  where  the  first  plate  girder  was  used.  The  Phoenix  Iron 
Company  placed  on  the  market  over  thirty  years  ago  closed  round 
columns  formed  of  segments  riveted  together. 

The  Proenix  column  has  enjoyed  great  popularity,  and  been  exten- 


BUILDING  AXD  ARCHITECTURE  IX  NEIV  YORK.  479 

sively  used  in  buildino-  wijrk  and  in  hrid^-c  work.  It  is  i>l)vi(iu>  that 
rolled  iron  or  steel  can  be  i)ut  into  a  variet\'  of  shai)es  in  iurniini^ 
columns,  and  much  ingenuity  has  been  (Hs])layed 
in  this  direction,  one  of  the  best  liked  of  such  com- 
pound sections  being  the  Z-l)ar  column. 
The  practice  of  engineers  in  bridge  building  has  cleared  the  patli- 
vvay  for  architects  to  follow  in  overcoming  difficulties  incident  to 
constructing  great  buildings.  Particularly  is  this  so  in  the  matter 
of  foundations,  first  came  footings  of  stone  or  concrete  laid  upon 
the  earth,  whereon  to  build  the  foundation  walls.  In  soft  or  marshy 
places,  where  the  safe  sustaining  strength  of  the  ground  was  inade- 
C|uate,  ranging  timbers  w  ere  resorted  to  or  piles  were  driven  to  solid 
bearings.  Inverted  arches  were  used  between  isolated  piers  where 
the  nature  of  the  ground  and  character  of  the  building  made  it  neces- 
sary to  well  and  evenly  distribute  the  weight  of  the  superstructure 
over  a  goodly  stretch  of  gnnnid.  Later  came  the  use  of  rolled  steel 
rails  and  beams  in  the  form  of  grillage,  resting  on  a  bed  of  concrete, 
expanding  still  later  into  the  use  of  the  grillage  work  over  the  entire 
area  of  the  lot  or  area  of  the  building,  a  raft  upon  which  to  erect  the 
superstructure.  Lastly  came  the  crowning  feat  of  carrying  piers 
down  through  wet  and  soft  earth  (jf  great  depth  to  hard  ])an  or  bed 
rock  by  the  pneumatic  caisson  ])rocess. 

Small  caissons  had  been  sunk  by  mechanical  means  without  the 
use  of  compressed  air  in  the  working  chambers  in  putting  in  the 
foundations  of  the  Fifth  Avenue  Theatre,  Xew  York,  Mr.  Francis  H. 
Kimball,  architect,  in  1892.  The  pneumatic  caisson  sinking  f'jr 
buildings  was  first  used  for  foundations  of  the  [Manhattan  Life  In- 
surance building,  Xew  York,  ^lessrs.  Kimball  &  Thompson,  archi- 
tects, in  1893.  It  was  imperative  in  the  Manhattan  Life  case  that  the 
construction  and  duty  of  the  foundations  should  not  jeopardize  nor 
disttirb  the  existing  adjoining  heavy  buildings  which  stand  close  to 
the  dividing  lot  lines  on  either  side.  The  mud  and  quicksand  were 
likely  to  flow  if  the  pressure  on  the  earth  was  much  increased  by 
heavv  loading  or  diminished  by  the  excavation  of  pits  or  trenches. 
Special  foundations  were,  therefore,  necessary.  The  foundations 
extended  about  55  feet  below  the  street  curb  level,  and  the  average 


48o  A  IIISTOk'V  OF  RE.IL  ESTATE, 

distance  tliat  tlu-  caissons  were  sunk  I)el()\v  tlie  ])(ittom  of  the  main 
excavation  was  feet.  After  the  cais.-ons  were  sunk  to  hed  rock 
tliev  were  filled  with  masonry. 

The  side  colunms  of  the  skeleton  frame  were  located  so  near  the 
(hvidnii;-  lot  hne  that  if  thev  had  been  directly  sn])])orted  ])v  the  piers 


MAXHATTAX  LIFE  IXSURAXCE  liUILDIXG,  NEW  YORK. 
(Sinking  the  Caissons  for  the  Foundations.) 


in  the  caissons  they  would  have  loaded  the  piers  eccentrically  and 
produced  undesirable  irregularities  of  pressure.  This  condition  was 
avoided,  and  the  weights  transmitted  to  the  centres  of  the  piers  by 
the  intervention  of  heavy  plate  girders  extending  continuously  across 
the  building  and  resting  on  bolsters  centrally  placed  upon  the  piers. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  481 


482  A  HISTORY  OF  REAL  ESTATE, 

the  ()vt'rliaii,i;iii,i;-  ends  of  the  s^irders  actins^'  as  cantilevers  and  sup- 
ixjinini;  the  side  eolunnis  of  the  skeleton  su|)erstriK-tnre. 

r.rief  as  is  this  de>eri|)tion  of  the  construction  of  .Manhattan  Life 
l>uildin.s;',  it  records  the  first  use  in  ])uildin^s  of  reaching  rock  hottoni 
for  fonndations  through  the  use  of  pneumatic  caissons,  and  the  sup- 
l)ort  of  side  walls  by  cantilever  girders.  Surely  enough  to  the  credit 
of  one  building!  Let  the  reader  not  forget,  however,  that  any  rea- 
sonably correct  statement  of  historical  facts  will  be  assailed  by 
charges  of  inaccuracy,  but  ])rominent  and  successful  acc(jniplish- 
ments  in  ever\  walk  of  life  overshadow  and  swallow  u])  small  and  un- 
important doings,  although  the  little  events  may  l)e  cited  to  discredit 
the  greater. 

The  manufacture  of  iron  roof  trusses,  heavy  riveted  girders,  and 
similar  iron,  or  rather  steel,  structural  work,  has,  to  a  great  extent, 
gone  from  the  distinctively  architectural  iron  works  to  the  rolling 
mills  which  are  now  pretty  generally  fitted  with  machinery  and  ap- 
pliances for  putting  together  i)lates  and  angles  and  other  shapes  of 
rolled  steel  into  various  forms.  ■Methods  of  ra])id  erection  of  struc- 
tural steel  work  by  the  use  of  steam  appliances  have  cpiite  naturally 
superseded  hand  hoisting  by  derricks.  The  change  from  hand  power 
to  steam  for  hoisting  purposes  applies  also  to  all  kinds  of  building 
material,  to  bricks  and  mortar,  to  stone,  etc.,  and  is  an  evidence  ol 
the  greater  rapidity  with  which  buildings  are  erected  than  formerly. 

One  of  the  most  useful  and  novel  applications  of  iron  in  buildings 
was  that  of  illuminating  coverings  over  areas  and  vaults  and  for  skv- 
lights,  by  inserting  small  glass  discs  in  perforated  iron  plates.  This 
invention  was  made  by  Thaddeus  Hyatt,  an 
American,  and  patented  by  him  in  1845. 
Tlie  patentee  reaped  a  large  fortune  by  the 
extended  use  of  his  invention,  but  it  was 
only  after  long  and  costly  litigation  that  his 
rights  were  legally  established.  In  those  suits 
evidence wasadducedthatthereexisted  in  the  floor  of  some  old  cathe- 
dral in  Europe  iron  gratings  with  small  scpiares  of  glass  inserted  in 
same,  to  light  the  vaults  under  the  main  floor,  and  it  was  only  through 
the  technical  skill  and  ability  of  lawyers  in  a  special  line  that  the 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  483 

Hyatt  foundation  patent  was  saved  from  l)eing-  void  for  want  of  nov- 
elty. It  adds  hwi  one  more  instance  of  the  truth  of  the  old  sayin.^ 
that  there  is  nothinc:  new  under  the  sun,  and  yet,  amon^-  the  thou- 
sand thing's  that  stir  the  i)ride  of  the  American  i)co|)!e.  the  name  of 
Hyatt  will  always  be  remembered  as  the  inventor  of  illuminated  tiles, 
iust  as  the  name  of  Howe  is  remembered  in  connection 
with  sewing  machines,  the  name  of  Morse  in  comiection  with  teleg- 
raphy, and  as  the  name  of  Ciilbert  will  be  in  connection  with  skele- 
ton structures,  although  in  each  of  these  cases  and  in  many  others 
the  line  is  scarcely  distinguishable  between  wliat  tlie\-  really  did  and 
what  had  been  done  previously  by  their  respective  predecessors. 

Great  have  been  the  achievements  in  every  division  of  architectural 
iron  manufacture.  It  may  now  be  asked,  W'liat  1  if  tlie  future?  With 
the  progress  of  the  past  to  encourage,  and  tJu-  C'liuHtions  of  the  pres- 
ent to  assist,  it  is  reasonable  to  ex])ect  that  the  adv.mce  will  continue 
at  an  accelerated  pace,  and  result  in  securing  greater  safely  tn  lunnan 
life  and  property,  and  an  increase  of  comfort  and  hapi)iness  to  (jccu- 
pants  of  buildings. 

WILLIAM  J.  ERYER. 


484 


A  HISTORY  OF  REAL  ESTATE, 


LEADING  STRUCTURAL  IRON  FIRMS. 

Cooper,  Hewitt  &  Co. 

Shortly  after  Peter  Cooper,  of  pliilantliro])ic  nieniorv.  l)uilt  the 
iron  works  at  Trenton,  tlie  firm  of  Cooper  &  1  lew  iu  w  as  established  ; 
this  was  more  than  half  a  century  ago.  Tlic  nieiuher.s  who  com- 
])(iseil  the  firm  were  Mr.  Edward  Cooper,  son  of  Mr.  Peter  Cooper, 
aii('  .Mr.  -\l)ram  S.  Jlewitt.  Xow  the  firm  of  Cooper,  Hewitt  &  Co., 
witli  (iftices  as  Xo.  ij  Hurling  slip,  controls  not  only  these  works, 
the  business  of  which  is  carried  on  in  the  names  of  the  New  Jersey 
Steel  and  Iron  Company  and  the  Trenton  Iron  Com])any,  but  other 
important  iron  concerns  in  Xew  Jersey  and  Pennsylvania. 

It  is  iT.rdlv  necessary  for  us  to  state  that  the  firm  of  Cooper, 
Hewitt  i\:  Co.  has  played  a  most  prominent  part  in  all  the  various 
branches  of  constructive  work  in  America,  where  iron  and  steel  are 
comiposing  elements  on  the  one  hand,  and  where  iron  and  steel  wire, 
wire  rope,  chains,  etc.,  are  used  also,  for  the  Cooper,  Hewitt  Co. 
at  their  works  manufacture  l)()th  from  the  raw  material.  One  is 
able  to  form  l)ut  a  slight  estimate  of  the  extent  of  this  business  when 
it  is  learned  that  the  iron  is  received  in  its  crudest  shape,  handled  and 
carried  thrnugh  tlie  many  processes,  finally  assuming  the  s]ia])es  that 
commerce  l)uvs  and  uses  for  constructive  work.  It  is  not  here,  how- 
ever, that  the  l)usiness  of  this  concern  stoyjs.  The  wrought  iron  and 
steel  l)i-anis,  channels,  angles  and  tees,  and  the  other  familiar  shapes 
are  taken  to  some  of  our  great  cities  where  some  towering  skvscraper 
or  the  arched  roof  of  an  auditorium  is  to  be  erected.  To  the  re- 
sources of  the  firm  belong  a  corps  of  highly  skilled  and  practical  en- 
gineers who  have  become  experts  at  this  class  of  work.  It  may  be 
that  the  l)eams  are  taken  to  some  western  city  on  the  banks  of  a  great 
river,  which  is  to  be  bridged.  (Jn  the  other  hand  the  wire  ropes  and 
cables  ma}'  be  carried  to  mining  regions,  or  wherever  wire  rope 
tramwaxs,  h< list-convevors,  hauling  and  hoisting  ap]Xiratus,  power 
transmission  ])y  wire  rope,  may  l)e  used.  In  tliis  latter  work  the 
Trenton  Iron  Companv  have  furnished  the  wire  ro])e  and  necessarv 
apparatus  for  the  puri)oses  named  in  all  i)arts  of  .\orth  and  Soutli 
America,  having  used  with  marked  success  the  I'.leichert  system 
of  wire  rope  tramwavs.  A  great  feature  of  the  Xew  Jersev  Steel  and 
Iron  Company  's  business  has  been  the  construction  of  bridges  for 
dififerent  railroads  from  points  between  X'^ew  York  and  the  Rockies. 
Among  the  largest  of  these  are  those  at  Burlington,  la.,  over  the 
Mississippi  River,  at  Bellefontaine  over  the  Missouri  River,  at  Sec- 
ond avenue  over  the  Harlem  River,  and  at  Trenton  over  the  Dela- 
ware River.    Cooper,  Hewitt  &  Co.,  through  the  Xew  Jersey  Steel 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  485 


&  Iron  Co.,  have  also  constructed  many  miles  of  elevated  railroad 
structures  and  viaducts,  including  seven  miles  of  the  Brooklyn  El- 
evated Railroad  and  various  sections  of  the  Xew  York  "L." 

Jackson  Architectural  Iron  Works. 

The  Jackson  Architectural  Iron  \\'orks,  of  Xo.  315  East  28th 
street,  ranks  among  the  most  prominent  manufacturing  plants  pro- 
ducing all  kinds  (if  iron  Ijronze  and  brass  work.  It  stands  unsur- 
passed in  facilities  for  jiroductii  m,  manufacture  and  in  the  quality  of 
its  output.  'idle  success  of  tlie  concern,  has  been  contemporaneous 
with  the  grow  th  in  the  demand  and  use  of  structural  iron  and  steel. 
The  successful  comi)letion  of  the  contracts  by  the  Jackson  Archi- 
tectural Ir(.)n  Works,  whose  reputation  for  reliability  was  well  known 
for  many  years,  did  much  for  the  maintenance  and  subsecjuent  rapid 
development  of  structural  iron  work  in  this  city. 

Their  records  show  that  the  business  was  established  in  1840  Ijy 
Mr.  J.  L.  Jackson.  It  is,  therefore,  one  of  the  oldest  iron  worldng 
concerns  in  the  cit\-.  The  first  site  of  the  shops  and  foun- 
dries was  located  on  Goerck  street.  The  business  wa^  carried 
on  there  for  seventeen  years  with  such  success  tliai  in  1S37.  the  busi- 
ness demanding  more  space,  the  firm  found  it  neci  >sar\  to  obtain 
new  and  larger  premises.  The  present  site  on  East  j8th  street  was 
chosen,  but  in  i860  the  plant  liad  again  to  be  enlarged.  1  he  busi- 
ness of  the  firm  had  grown  so  extensiveh  in  tlie  fpiarter  century  that 
followed  that  in  18S5  it  was  deemed  advisable  to  organize  it  into  an 
incorporated  coni])an\-.  Tliis  \\a>  according]\-  done,  and  Mr.  Wm. 
H.  Jacks(jn  was  the  first  president  of  tlie  com])any.  It  was  i)revious 
to  the  organization  and  incor|joration  that  the  nnwenient  in  the 
growth  of  structural  and  ornamental  iron  work  w  as  gi\-ing  evidence 
of  a  permanency  which  it  lias  since  maintained.  .\t  no  time  in  the 
history  of  the  Jackson  Architectural  Iron  \\'ork>  did  it  occu]i\  a 
position  other  than  in  the  front  rank,  and  this  ])osition  was  to  be 
maintained  in  this  new  era  of  structural  and  ornamental  iron  work. 
To-day  there  is  no  contract  of  this  nature  from  the  fireproofing  of  a 
modern  residence  to  the  erection  of  the  highest  of  the  tall  ofifice 
buildings  that  they  are  unable  to  complete  in  the  most  approved 
manner.  Their  facilities  are  tmstirpassed  and  the  e(|uipment  of  the 
plant  is  up-to-date  and  suitable  for  producing  work  ra])idly.  The 
plant  covers  forty  city  lots,  with  shops  five  stories  in  height,  and  on 
an  average  one  thousand  men  are  employed. 

The  many  facilities  possessed  by  this  company  gives  it  a  distinct 
advantage  in  competition  for  the  different  kinds  of  work.  It  has  ex- 
ecuted many  of  the  best  contracts  ever  completed  in  this  country 
and  Canada.  A  partial  list  includes:  Bowling  Green  lUiilding,  Met- 
ropolitan Life  Insurance  Ikiilding,  ]\Iuseum  of  Natural  History, 
Metropolitan  Telephone  Building,  Edison  Electric  Light  Building, 
Players'  Club,  Progress  Club,  Carnegie  Music  Hall,  Puck  Building, 


A  HISTORY  OF  RE.IL  ESTATE, 


Jackson  ] '.uildiny,  W'tstcrn  L'nion  lUiildin^-,  Tower  liuilding.  New 
Criminal  ('nurt  I  Ioum-,  I  lotel  l^ndicott.  (  lond  Xcws  'Idiealre,  of  Bos- 
ton :  r.i'li^ravia  I  lotrl,  1 'otter  Huildin^  ;  hotels  San  Kenio.  ]\Iajestic, 
St.  Andrew  's  JiotYnian;  Anu-i-ican  Surcl\-  C  o.  I  iuildin.i;-,  American 
Litliot^rai)hic  Co.  liuildui-,  the  ornamental  work  in  the  \\  aslnn.-;-ton 
Life  lUnldin-,  C'akle  iWnldm-  and  St.  James  iUnldin--  'I  lie  officers 
of  the  company  are:  W  in.  li.  Jack>on.  President  ;  Henry  .\.  Wilson, 
A'ice-I're.sident  :  David  I 'etti.^rew  ,  Secretar\  ;  John  11.  llankinson. 
Treasurer. 

Post  &  McCord. 

The  firm  of  Post  &  ^^IcCord,  whose  main  offices  and  works  are 
located  at  Clay,  Dupont,  Provost  and  Setauket  streets  and  Paidge 
avenue.  Borough  of  Brooklyn,  is  one  of  the  largest  engineering 
and  contracting  firms  in  New  A^ork.  It  is  in  every  way  a  representa- 
tive firm  in  the  constructive  iron  work  business,  and  has  kept  well 
in  tile  van  in  all  the  many  developments  and  impi  ovenients  in  struc- 
tural iron  work. 

To-day,  the  iron  wurk  in  :i  building  of  any  importance  is  the 
most  important  factor  in  its  construction  ;  the  steel  grillage  founda- 
tion in  its  multiplicity  and  variety  and  the  steel  skeleton  construction 
form  the  base  and  framework — the  essential  parts  of  the  building.  So 
important  then  is  the  successful  engineering  of  the  iron  work  of  a 
building  that  architects  are  loath  to  place  the  contract  in  anybut  tried 
and  relia])le  liaiuls.  Any  observer  of  building  movements  in  this 
city  cannot  help  but  notice  that  all  our  prominent  buildings  erected 
fluring  the  past  decade  have  been  completed  by  but  a  comparatively 
few  engineering  and  contracting  iron  working  firms.  This  has 
been  due  to  the  fact  that  so  great  have  been  the  strides  in  improve- 
ments made  during  the  past  ten  or  fifteen  years  that  the  rank  and 
file  have  not  been  able  to  catch  up  with  the  leaders,  and  it  may  be 
added  architects  could  not  be  found  who  were  willing  to  give  con- 
tracts to  any  but  experienced  and  prominent  firms. 

As  we  have  stated,  the  firm  of  Post  &  McCord  ranks  easily 
among  the  first  as  a  responsible  iron  contracting  firm  in  this  city.  Es- 
tablished in  1877  ^Ir.  Andrew  J.  Post,  civil  engineer,  and  William 
H.  McCord,  the  firm  entered  the  steel  and  iron  constructive  trade 
when  it  was  almost  in  its  infancy.  lioth  men  possessed  technical  and 
theoretical  knowledge  besides  ])ractical  experience.  The  growth  of 
their  business  has  been  contemporaneous  with  the  growth  and 
development  of  the  steel  and  iron  constructive  trade  in  America. 
From  a  small  but  complete  plant,  the  business  has  grown  so  that 
the  works  now  cover  an  area  of  three  and  one-half  acres,  and  have  a 
capacity  of  one  hundred  tons  of  structural  iron  and  steel  a  day.  The 
facilities  which  this  firm  possesses  for  rapid  work  are  unsurpassed. 
A  corps  of  highly  skilled  engineers  trained  in  special  and  general  con- 
structive iron  work  are  kept  constantly  at  work  in  the  office  and  at 
the  scene  of  the  work. 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  487 


Post  &  McCord  have  erected  over  two  hundred  and  fifty  well- 
known  huildings,  comprising  banks,  office  buildings,  public  build- 
ings in  Xcw  York  and  other  cities,  apartment  houses  and  dwellings, 
clubhouses  and  theatres,  stores  and  warehouses,  stables,  piers, 
depots,  mercantile  buildings,  armories,  churches  and  factories,  ex- 
amples of  which  are  too  well  known  to  need  special  description. 

The  Manhattan  Iron  Works. 

The  ^.lanhattan  Imn  A\'..rk-.  .if  X(i>.  212  and  214  East  00th  street, 
under  tlie  management  nf  Mr.  A.  r.us>e  (wlio  alsij  is  tlie  ])roprieton. 
are  well  known  to  the  Imilding  trade.  \\\\  r.iis>e  is  an  old  hand  at 
the  lousiness,  and  to  his  i)ractical  experience  and  business  aliilitx'  is 
due  the  rapidlv  acquired  ])roniinence  wliich  the  firm  eiijoNs.  His 
shops  are  equi])pe(l  with  every  facilit\-  for  manufacturing  .structural 
and  ornamental  iron  work,  and  particular  attention  is  given  to  stair- 
cases and  elevator  enclosure  work.  Some  of  tlie  more  important 
contracts  are  the  iron  work'  for  municii)al  building  in  (  rotona  I'ark  ; 
two  6-stor\'  apartments  corner  1151)1  street  and  7th  a\-enue ;  ."st. 
Stephen's  (  liurch  in  Kingsbridge;  7-stor\-  ajiartment  corner  (;4th 
stret't  and  I 'ioule\  ar(l  :  6-story  a])artment  corner  105th  street  and 
I'lOuleN  ard,  and  man\'  others. 

Georgfe  H.  Toop. 

Iron  and  casting  foundries  in  Xew  \ Drk  have  l)een  practicallv 
eliminated  on  account  of  ilie  ]ieculiar  conditions  of  competition  iwm 
outside  places.  A  .sm-\  i\al  ot  the  htiest  has  I)een  brought  a1)oiit  and 
now  the  number  of  foundries  does  not  exceed  half  a  dozen.  -\.mong 
those  who  l)y  su])erior  (piality  of  workmanship  and  careful  manage- 
ment have  stood  the  severe  test  is  the  well  kiK.wn  tirni  1  >f  <  .eorge  H. 
Too]),  of  Xos.  406  t<i  414  l-:ast  Mist  street.  He  has  l,een  established 
in  tin-  foimdr\-  and  w  rought  iron  l)iisiness  -ince  1  ■'^7  1 .  At  the  i)resent 
time  his  premises  eo\-er  ti\e  ei;\-  lot^  and  on  an  a\"erage  se\-enty  men 
are  em])loyed.  All  kinds  of  cast  and  w  rought  iron  work  are  manu- 
factured in  the  most  a])])roved  manner.  Mr.  Tooj)  has  been  s])ecially 
successful  in  manufacturing  the  iron  colunms  and  ])illars  for  store 
fionts  and  large  apartment  houses.  [Mr.  Toop  is  President  of  the 
East  River  Lumber  Company. 


A  REVIEW  OF  ORNAMENTAL  IRON  WORK. 

IR(  )X  work  for  (Iccorativc  ])ur])oses  was  tliought  worthy  oi  the 
ht'st  al)iHty  of  tlic  artist-smiths  tvnm  the  fourteenth  to  the  eii^h- 
teeiitli  ceiuurie>,  and  the  nian\-  l)eantifnl  exam])les  to  l)e  seen 
al)roa(l  iUnstrate  how  i^reat  was  the  skill  of  workmen  in 
olden  times  in  produeini;  the  nio-t  delicate  details  of  forged  iron 
W(M-k.  Along  the  streets  in  the  ohler  (juarters  of  nearl}^  every  city 
in  lun-ope  can  he  found  numerotis  exani])les  of  ornamental  w  rought 
ir(jn  which  are  admirable  in  design  and  execution,  and  which  would 
be  a  difficult  matter  to  cojin'  b\-  the  workmen  of  to-day,  even  regard- 
less of  the  cost  of  ])r(:(luction.  In  th.e  nuilti])licit\-  of  wants  in  our 
new  country,  economy  of  time,  and  conse(|uentl\  of  cost,  l)econie  a 
compulsor\  matter  from  the  very  start.  The  little  ornamental  iron 
work  that  was  iirst  used  in  the  L"nited  Siates  was  forged  work,  and 
some  excellent  si)ecimens  are  still  to  be  seen  in  the  streets  of 
colonial  cities,  the  ]M-oduction  of  men  who  had  emigrated  to  the 
New  \\'orld.  The  use  of  cast-iron  for  ornamental  iron  work,  even  in 
copying  designs  es])ecially  intended  for  wrought  iron,  was  natural, 
and,  under  the  circumstances,  (juite  excusable  from  the  standpoint 
of  enforced  economy,  but  unfortunately  most  of  the  early  designing 
in  foundries  was  done  bv  men  who  were  simply  carpenters  or  pat- 


EXTRANCE    GATES,    BUILDIXG    4S!>    Ttth  AVENUE,  NEW  YORK. 
Executed  by  Hecla  Iron  Works.  Pettier  &  Stymus,  Designers. 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  491 

tern  makers,  and,  therefore,  much  that  was  intended  to  l)e  of  an  ar- 
tistic nature  was  sini])l\-  l)arbarous.  Ahl<e  with  ornamental  iron 
work,  this  was  the  case  with  nearly  all  trades  furnishing  articles  for 
building,  such  as  cabinet  work,  mantels,  wall  pa])ers,  carpets,  etc. 
In  course  of  time  came  ad\ances  in  industrial  art,  every  trade  re- 
flected the  retining  indncnces  of  decorative  art,  and  perhaps  none 
more  so  than  the  craft  of  iron  workers,  so  that  to-day  such  simple 
things  as  guards  for  doors  and  windows,  gates,  railings,  crestings 
and  finials,  lanip-])osts,  fountains,  vases,  etc.,  display  really  artistic 
treatment  in  outline  and  in  ornamentation. 

In  .\'e\v  York,  along  East  I')r()ad\va\-  and  in  Henry  and  other 
streets  of  that  ultra-fashionahle  neighborliood  of  tift\'  or  sixt\-  years 
ago,  are  still  to  be  found  some  ver\-  creditable  >])ecimens  of  ham- 
mered work  in  railings  and  newels.  (  )ne  of  tlie  ia\  orite  tlesigns  for 
the  tops  of  newels  on  stoojjs  was  leaves  crowned  with  a  pineapple, 
all  in  wrought  irpn.  In  the  lay-out  for  the  streets  of  the  city  every 
lot  w  as  given  an  area  line,  and  as  the  open  area  had  to  be  enclosed 
by  a  railing  and  the  sides  of  the  high  stoop  to  be  protected,  the  de- 
mand for  railings  and  newels  became  very  great  in  su]:)plying  houses 
for  the  rai)idly  growing  citw  Most  naturalh'  these  railings  and 
newels  came  to  l)e  made  of  cast-iron,  being  cheai)er  and  more  sliow}- 
than  wrouglit  iron.  Coupled  with  a  large  demand  for  house  rail- 
ings came  a  great  demand  for  railings  in  cemeteries.  .\t  that  time 
it  was  thought  to  be  the  proper  thing  to  fence  in  a  gra\  e  ])lot.  An 
old  story  is  told  of  an  appeal  l^eing  made  to  a  certain  rich  man  for 
a  contribution  to  put  uj)  an  iron  railing  around  a  church  burying- 
ground  :  he  bluntly  refused  to  give  a  single  cent,  on  the  ground  that 
those  who  were  in  couldn't  get  out.  and  those  who  were  out  didn't 
want  to  get  in.  An\  \vav.  cemeter\-  railings,  house  railings  and  rail- 
ings to  enclose  public  parks  and  private  grounds  constituted  the 
basis  for  the  first  growth  of  ornamental  iron  work  manufacture. 
Garden  vases  came  to  be  in  considerable  demand,  and  then  statuary 
for  out  of  door  purposes,  lions,  dogs,  deers  and  other  animals. 

By  a  steadv  growth  along  the  lines  of  natural  progress,  several 
foundries  in  Xew  York  became  extensive  manufacturers  of  orna- 
mental cast-iron  work.    Janes,  Kirtland  &  Fowler,  the  firm  who  did 


RXTKANTE  (iATES   CORX  EXCIIAXCR  HAXK  Hl'ILDIXG. 
Executed  by  Hecla  Iron  Works.  R.  H.  Robertson,  Architect. 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  493 

the  iron  work  of  the  dome  of  the  Capitol  in  W  ashintjton.  drifted  ex- 
clusive! v  into  the  ornamental  branch,  but  finally  went  out  of  business 
entirely.  J.  L.  ^lott's  foundry,  established  to  manufacture  pipe, 
plumbers"  fittings  and  hollow  ware,  but  incidental  to  the  original 
business,  its  several  l)ranches  of  ornamental  iron  work,  increased  to 
enormous  proportions,  and  The  J.  L.  Mott  Iron  ^\'orks  of  the  pres- 
ent time  is  entirely  in  the  line  of  light  castings  of  an  ornamental 
character.    J.  L.  Jackson's  foundry  established  in  1840  to  manufac- 


Executed  by  Hecia  Iron  Works, 
ings,  such  as  window  lintels 


and  sills,  Corinthian  leaf  capitals,  newels,  balusters,  railings,  etc. 
The  Jackson  Architectural  Iron  Works  still  carries  on  all  of  its 
several  early  branches,  its  foundry  for  light  castings  being  dis- 
tinct from  its  foundry  for  heavy  castings.  In  making  light  cast- 
ings, a  different  grade  of  sand  is  required,  a  different  class  of 
moulders  employed,  a  dififerent  mixture  of  pig  iron  used,  and, 
indeed,  a  separate  moulding  shop  necessary  than  in  making  heavy 
castings. 


STAIRWAY,    NEW  YORK  CLEARIXG  HOUSE. 
Executed  by  Hecla  Iron  Works.  R.  W.  Gibson,  .Architect. 


BCILDIXG  AXD  ARCHITECTURE  IX  XEW  YORK.  495 

No  matter  how  good  a  design  may  be,  its  execution  in  cast-iron 
ma\  be  entirely  spoiled  by  falling  into  the  hands  of  incompetent  me- 
chanics. The  difference  be- 
tween a  beautiful  line  and 
one  which  has  no  beautv 
whatever,  is  very  frequent- 
ly so  undefinably  small  that 
it  can  scarcely  be  described, 
although  it  makes  itself 
felt.  To  secure  the  best  re- 
sults in  cast-iron  requires 
a  combined  technical 
knowledge  of  architectural 
'li'tail,  of  artistic  pattern 
work,  of  foundry  practice, 
and  withal  a  business  pride 
and  enthusiasm  in  the  di- 
recting head  of  the  con- 
cern. K  s  t  ablishments 
wliich  ])ec()me  great  under 
one  management  ma\-  de- 
cline or  become  obsolete 
under  another.  Each  gen- 
eration has  its  own  devel- 
opnrent,  and  for  this  rea- 
son the  field  is  always  open 
to  skill,  enterprise  and 
courage.  In  ornamental 
iron  manufacture  first  was 
the  period  of  blacksmith- 
ing.then  the  period  of  cast- 
iron,  and  now  both 
branches  flourish  under  a 
growing  public  taste  and 
an  ability  to  pav  the  price  for  the  most  artistic  productions  in  each 
kind  of  metal.  Conditions  change,  and  opportunities  broaden  and 
become  diversified. 


I'ASSK.XGER  ELEVATOR  EXCI.OSl'RE 
(part  of,  about  1-0  of  one  story). 
.\MERICAN  TRUST  BUILDIXG. 

R.  H.  Robertson,  Architect. 
Executed  by  Hecla  Iron  Works. 


PASSENGER  ELEVATOR  ENCLOSURE,  LORD'S  COURT  BUILDING. 
Executed  by  Hecia  Iron  Works.  John  T.  Williams.  Architect. 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  497 


4y8  A  HISTORY  OF  REAL  ESTATE, 

In  huildin.^s  w  Iutc  the  floors  arc  coiistnictc-d  with  wooden 
hcanis,  tlicrc  is  coiii])arati\el\-  httle  iiisitk-  iron  wurk.  In  huildinos 
where  rolled  iron  or  steel  tlour  heanis  are  used,  the  stairs  are  of  iron 
and  coni])arativel\  little  wood  is  used.  When  tire-])rt)of  Iniildinf^s 
commenced  to  increase  in  numl^ers  the  contracts  for  the  iron  work 
required  therefor  were  taken  as  a  rtile  hy  fonndr\-  firms.  As  such 
buildino's  increased  in  liei,L;ht  and  area,  the  increasing-  use  of  iron  in. 
builchnt^s  he.i^an  to  attract  the  business  attention  of  men  not  con- 
nected with  architectural  iron  estahhshments,  hut  who  were  pos- 
sessed of  eUL^ineerinL;-  knowlcdt^e,  and  in  some  instances  with  ex- 
perience ,^"ained  in  rolliuL;-  mills  and  in  bridge  buildin;;-  work.  When 
the  hei,L;lit  of  fire-iiriii>i  buildim^s  took  a  sudden  jump  from  eig^ht  or 
ten  stories  to  twelve,  fifteen,  ei.L;hteen  and  twentx  stories,  a  most  in- 
vitiu!^-  field  was  o])ened  and  seized  u])on  1)\  indix  iduals  and  firms  as 
contracting  ent^ineers  for  skeleton  structures,  and  so  a  lar^e  pro])or- 
tion  of  important  contracts  for  the  iron  work  was  thus  taken  l)y  men 
■who  were  without  shops  of  any  kind,  and  who  de])ended  on  sublet- 
ting the  whole,  the  steel  work  to  rolling  mills  and  the  cast-iron  work 
to  foundries.  Obviously  the  new  class  of  contractors  ])refcrred  to  give 
the  light  and  ornamental  parts  to  those  who  were  not  their  natural 
competitors  and  opponents,  and  therefore  the  opportunities  for  an 
increase  of  business  came  to  the  ^proprietors  of  stich  foundries  as 
confined  their  manufacture  to  light  ornamental  work,  and  who  tlid 
not  seek  or  desire  heavy  structural  work. 

In  particular,  one  firm.  Poulson  &  Eger.  the  Hecla  Iron  Works  of 
New  York,  was  available  and  acceptable  to  the  engineering  class  of 
iron  contractors,  lloth  Mr.  I'oulson  and  Air.  Eger  had  thoroughly 
learned  their  business  during  their  early  manhood  days  in  the  draft- 
ing room  and  in  the  sho])s  of  lladger's  Architectural  Iron  \\'orks, 
and  when,  in  1876,  t]ie\-  started  together  on  their  own  account,  with 
modest  capital,  and  with  a  small  shop,  in  Brooklyn,  their  ability  as 
artistic  designers  and  luechanical  constructors,  their  close  attention 
:o  details,  and  the  superiority  of  their  productions,  soon  brought 
them  great  business  success.  The  expansion  of  their  business  and 
accuiuulation  of  ca])ital  afTording  better  ojpportunities,  they  bent 
their  energies  in  all  ways  to  improve  the  character  and  quality  of 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  499 


PASSENGER  ELEVATOR  ENCLOSURE        (part  of),    CENTRAL  NATIONAL 
BANK  BUILDLNG. 

Executed  by  Hecla  Iron  Works.  John  T.  Williams.  Architect. 


500  A  HISTORY  OF  REAL  ESTATE, 

their  i)n)(lucti()n,  sparing  no  expense  that  could  be  safely  and  profit- 
alily  employed  to  that  end.  Again  and  again  their  factory  space  was 
increased,  until  now  it  covers  35  city  lots,  and  is  supplied  with  the 
best  modern  appliances,  ai)i)aratus  and  machinery,  much  of  it  being 
of  special  construction,  adapted  to  the  new  methods  introduced  from 
time  to  time.  Special  attention  was  constantly  given  to  improve  the 
finishes,  which  early  resulted  in  the  establishment  of  an  electro- 
plating plant  capable  of  plating  the  largest  pieces  of  ornamental  iron 
used  in  buildings,  thus  opening  up  a  practically  new  field.  Next 
came  the  introduction  of  the  Bower-Barf¥  process  for  the  protection 
of  iron  surfaces  from  rust,  this  process  consisting  of  exposing  the 
articles  to  be  treated  to  the  action  of  superheated  steam  in  mutfles, 
thereby  covering  the  surface  with  a  permanent  film  of  magnetic  ox- 
ide of  beautiful  blue-black  or  ebony  appearance,  and  suitable  for 
exterior  or  interior  work.  The  Bower-Bart¥  process  had  been  intro- 
duced in  Europe  several  years  before,  for  the  treatment  of  water 
pipes,  but  it  was  at  the  Hecla  Iron  Works  of  Messrs.  I'oulson  & 
Eger  that  the  apparatus  was  perfected  and  made  adaptable  to  orna- 
mental iron  work.  Still  later  on  the  Hecla  Iron  Works  installed  a 
large  electro-deposition  plant  for  the  production  of  galvano-plastic 
copper-bronze  ornamentation,  not  only  for  small  articles  such  as 
mouldings,  plaques  and  panels,  but  for  colunms,  cornices,  statues 
and  other  large  pieces. 

It  is  largely  due  to  the  skill  and  enterprise  of  the  proprietors  of  the 
Hecla  Iron  Works  that  nowhere  else  in  the  world  can  be  found  as 
artistic  interior  iron  work  in  modern  buildings  as  in  this  country. 
Types  of  in)n  work  unknown  twenty  years  ago,  and  which  would 
have  been  impossible  of  production  i)y  any  processes  of  manufacture 
then  in  vogue,  are  to  be  seen  now  in  nearly  every  first-class  modern 
building  in  New  York,  and  in  other  large  cities  in  this  country.  The 
influence  of  the  artistic  labors  of  ]\Iessrs.  Poulson  &  Eger  has  spread 
far  and  wide,  and  the  methods  initiated  by  this  firm  are  being  fol- 
lowed by  many  other  manufacturers. 

The  business  of  manufacturing  ornamental  iron  work  has  become 
a  very  complex  one.  Iron  foundries,  brass  foundries,  forging 
shops,  fitting  sho])s,  plating  shops,  modelling  shops,  buildings  for 


ELEVATOR  CAR,  NEW  YORK  LIFE  INSURANCE  CO.'S  BUILDING. 
Executed  by  Hecla  Iron  Works.  McKim,  Mead  &  White,  Architects. 


502  A  HISTORV  OF  REAL  ESTATE, 


(Iraftins^-.  for  ])Ii()t(),i;ra])lHnj^- — tin 

se  enunie 

'ate  only  a  ])ortion  of  the 

variiiiis  I)raiu-lu-s  i)f  iii(histr\-  hn 

U-ht  to-l 

ther  to  make  up  a  com- 

])lant.   Vvw  other  America 

1  industri 

es  have  grown  with  such 

ra])i(lity  as  oniaiiifiital  iron  wor 

<,  anil  1)U 

few  other  manufactures 

Ix'tter  illustrate  the  history  of  th 

e  progres 

of  the  American  people 

in  skill  and  refinement. 

WILLIAM  J.  FRYER. 


COAT-OF-ARMS  AT  PORTALS  OF  CENTRAL 
BRIDGE  OVER  HARLEM  RIVER. 


A.  B.  Boiler.  C.  E.,  Engineer  of  Construction. 
Executed  by  Hecla  Iron  Works. 


3UILDIXG  AXD  ARCHITECTURE  I\  NEW  YORK.  503 


504 


A  HISTORY  OF  REAL  ESTATE, 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK. 


LEADING  ORNAMENTAL  IRON  FIRMS. 

The  Hecia  Iron  Works. 

The  pioneer  arcliitectural  and  ornamental  iron  and  bronze  work- 
ing concern  in  America  is  unquestionably  the  Hecla  Iron  \\'orks, 
fcrmerly  known  as  I'oulson  &  Eger.  To  this  firm  and  its  successor 
a  great  measure  of  credit  is  due  in  having  brought  about  the  pres- 
ent high  standard  of  excellence  in  ornamental  iron  and  bronze 
work.  To  the  trade  and  otliers  familiar  with  the  recent  advances  in 
this  line  of  work,  it  has  become  a  truism  that  all  imjin i\  ements  suc- 
cessfullv  launched  fur  \ears  jvist  emanated  fr<im  the  Hecla  Iron 
Works  or  their  ]M'edecess( irs.  I'oulson  t\:  Eger.  In  1876,  when  the 
old  firm  was  estal)lished,  there  was  but  little  ornamental  iron  work 
manufacttired  in  America,  and  what  little  was  done  was  hammered 
out  by  hand.  Bronze  work  was  a  comjjarative  crudity;  grille  work 
and  the  elaborate  mesh  work  of  elevator  enclosures  and  stairs  were 
matters  that  had  yet  to  be  evolved.  During  these  early  years  it  is 
but  justice  to  the  subjects  of  our  sketch  to  say  they  did  not  possess 
a  single  competitor.  To-day  they  still  maintain  their  reputation  of 
producing  ornamental  and  architectural  iron  work  su]:>erior  in  con- 
struction, artistic  appearance  and  finish  to  any  that  has  vet  ])een 
manufactured  on  this  side  of  the  .\tlantic.  Architects  and  others 
dulv  recognize  the  product  of  the  Hecla  Iron  \\'orks  as  the  .\nieri- 
can  standard  df  excellence  in  architectural  iron  work,  because  no 
eflorts  have  been  spared  to  maintain  the  vantage  which  thev  have 
held  so  long. 

As  has  been  mentioned,  the  company  is  always  foremost  in 
the  introduction  of  improvements.  The  first  open  elevator  en- 
closure, in  which  there  was  the  mesh  and  grille  work,  now  so 
important  a  feature  in  that  class  of  work,  was  produced  by 
this  company.  Previous  to  that  time  the  enclosures  cou^isted 
mainlv  of  sheet  iron,  Init  the  open  casting  which  this  firm 
substituted  for  the  sheet  iron  door  became  at  once  a  great 
success.  The  first  iron  elevator  passenger  car  with  its  beautifully 
ornamented  iron  work  was  also  built  by  this  firm.  It  has  also  in- 
troduced metallic  finishes,  now  perfected,  which  have  undoubtedly 
increased  the  demand  for  ornamental  iron  work.  The  more  im- 
portant of  these  are  electro-plate  finishes.  Duplex  Electro  Plate 
Finish,  Bower-BarfY  Finish  and  the  Galvano  Bronze  Work, by  which 
latter  process  is  produced  every  conceivable  kind  of  ornamental 
work  such  as  statues,  coats-of-arms,  commemorative  tablets,  doors 
and  mouldings,  at  the  same  time  possessing  the  indestructibility  of 
bronze. 


5o6 


A  HISTORY  OF  REAL  ESTATE, 


A  partial  list  of  the  important  biiildin.^s  in  which  tlu"  Wvchi  Iron 
Works  have  fnrnisluMl  ornamental  iron  or  bronze  w  i  irk  inehules: 
American  Tract  Society  lUiildins^-.  Xew  \nrk  Life  Insurance  (  o.'s 
Buildin.i;".  American  Surety  L'o.'s  lluildin^-.  l'"(|uitable  Life  Assur- 
ance Society's  liuildiu"',  Corbin  liuildin^,  t'ontinental  hire  Insur- 
ance I'o.'s  liuildini;-,  Commercial  I'nion  k'ire  Insurance  ("o.'s 
Buildin,^-,  Tnited  Cdiarities  I'.uildin,-;-,  Constable  lluildin--,  ( iillender 
RuildiuLi-,  Lawyer's  Title  Insurance  Co.'s  I'.uildint;-,  M etr(Ji)olitan 
Telephone  and  Telegraph  Co.'s  Building,  I'ark  Row  Building,  Sin- 
ger Building,  Produce  Exchange,  Delmonico  Building,  Lord's 
Court  Building.  Gallatin  Bank  Building,  National  Shoe  and  Leather 
Bank  lluilding,  Corn  Exchange  Bank,  I'x^wery  vSavings  l*>ank,  liank 
of  Connnerce  lUnkling.  Xew  \nv]<  Clearing  House,  I'.ank  of  .\mer- 
ica  Building,  Waldorf-. Vstoria  Hotel.  Hotel  Savoy,  I'laza  Hotel, 
Dakota  Apartment  House,  Navarro  Apartment  House.  Chelsea 
Apartment  House,  Columbia  College  Buildings,  American  I'ine 
Arts  Building,  Knickerbocker  Theatre  Building,  Xew  Cniversity 
Club  Building,  I'ost  Office,  World  I'.uilding,  Herald  Building, 
Tribune  Building,  Times  Building. 

The  Hecla  Iron  Works  have  also  executed  work  of  greatest  im- 
portance in  Baltimore.  Washington.  Chicago,  i'ittsburg,  Boston, 
Philadelphia,  and  for  all  the  pronnnent  architects  in  the  L'nited 
States. 

Richey,  Browne  &  Donald. 

A  representative  com|)any  of  the  highest  class  among  manufactur- 
ers of  architectural  iron  and  bri)nze  work  in  the  Cnited  .States  is  that 
of  Richey,  I'.rowne  (S:  Donald,  B.orden  and  Review  avenues.  Long 
Island  Citw  The  company  was  organized  on  k'ebruary  i,  1891,  at 
the  time  when  the  growth  in  the  use  of  architectural  iron  and  bronze 
was  no  longer  considered  experimental.  The  active  members  of 
the  compan\.  Mr.  A.  S.  Richey  and  Mr.  R.  1'..  I'.rowne.  were  not  un- 
known to  the  architects  and  building  fraternity  of  Xew  York  and 
vicinity,  having  been  connected  with  the  Hccla  Iron  Works  of 
r.rooklyn.  They  brought  with  them  into  their  venture  all  the  (|uali- 
fications  which  are  necessary  to  success;  on  the  one  hand.  ^Ir.  I'.rown 
possessed  a  thorough  and  practical  ex]ierience  in  actual  draughting 
and  designing,  while  Mr.  Richey  lirought  with  him  un(|ualified  exec- 
utive abilities  as  a  financier.  The  shojjs  at  218  North  nth  street, 
Brooklyn,  were  outgrown  after  two  years,  and  the  works  were  moved 
to  larger  quarters  on  the  corner  of  Setauket  street  and  I'aidge  ave- 
nue. The  company  was  meeting  with  greater  success  than  they  had 
antici])ated.  beginning  at  the  bottom  rung  they  were  working  suc- 
cessfully to  the  higher  ranks;  from  the  first  contracts  of  the  architec- 
tural iron  work  of  the  Rhode  Island  Hospital  and  Trust  Co,  in  Prov- 
idence— a  small  contract — the  company  were  now  recognized  as  a 
serious  competitor  in  the  largest  and  most  difficult  jobs  in  metropoli- 
tan trade.    On  June  30.  1806,  this  enterprising  com])any  sufYered  a 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK. 


total  loss  of  its  plant  by  fire.  The  blow  could  have  well  nigh  shattered 
the  business  expectations  of  a  much  stronger  firm  than  this;  in  the 
midst  of  a  large  contract,  the  iron  work  of  the  Townsend  Building, 
all  the  patterns  and  designs  were  destroyed;  just  then  bids  were  be- 
ing called  for  two  of  the  largest  contracts  of  architectural  iron  and 
bronze  work  which  had  ever  been  specified  in  America.  The  com- 
pany had  decided  to  make  a  determined  stand  to  secure  one  or  both 
of  these  contracts,  ])ut  now  they  were  seriously  handicapped  by  hav- 
ing no  plant.  liut.  Phoenix  like,  they  literally  rose  from  the  ashes 
of  their  destroyed  plant,  captured  under  fire  the  contract  of  the  archi- 
tectural iron  and  bronze  in  the  great  Astoria  Hotel,  and  the  new  edi- 
fice for  tiie  New  York  Life  Insurance  Co.,  and  carried  to  successful 
termination  the  work  on  tlie  Townsend  Building.  A  few  of  the  im- 
portant contracts  completed  by  the  company  are  as  follows:  Castle 
Square  Theatre,  Boston;  Canada  Life,  Montreal;  Fidelity  Alutual 
Life  Association,  Philadelphia;  Sampson  Building,  Wall  street; 
Beresford  Hotel,  (ierard  Hotel,  St.  Luke's  Hospital,  Empire  Build- 
ing, ^Manhattan  Life  lUiilding,  all  in  Xew  York. 

Jno.  Williams. 

Of  the  firms  engaged  in  architectural  bronze  work  throughout 
the  Lnited  States,  there  i>  mme  w  hose  reputation  for  first-class  work 
is  more  general! \  know  n  than  the  firm  of  Jno.  Williams,  of  Xo.  556 
West  27th  street.  Xew  \'ork.  Wherever  it  is  exiiibited,  whether  in 
the  cities  on  the  Atlantic  coast  or  (jn  the  Pacific  sealxianl,  il  the 
manufacture  bear  the  imprint  of  the  name  of  Jncx  Williams,  the  ar- 
chitectural designers  know  that  their  designs  have  been  failhfullv 
reproduced  and  in  a  manner  not  to  l)e  excelled  in  this  or  in  any  Eu- 
ropean country. 

Like  many  of  our  great  businesses  of  the  present  dav,  the  origin 
of  the  firm  of  Jno.  Williams  w;is  an  Immble  one.  Its  head,  John 
Williams,  was  connected  with  Tittany  X  Co.,  as  a  workman  in  the 
brass  and  bronze  <lepartment  over  _>5  \  ears  ago.  He  had  learned 
the  trade  and  liad  become  a  proficient  workman,  when  he  began 
to  study  the  ])revailing  conditions  of  the  trade  in  bronze  work  in 
X'ew  York.  .\  cpiarter  of  a  century  ago  its  manufacture  was  limited 
to  chandeliers,  sconces,  mirrors  and  a  few  figures ;  there  was  com- 
paratively none  of  that  beautiful  bronze  work  which  we  now  see  in 
our  churches,  residences  and  public  buildings.  France  was  the 
market  almost  entirely  from  which  America  l)ought  its  bronze  arti- 
cles. John  Williams  was  a  characteristic  American,  possessing 
both  energy,  brains  and  business  ability  ;  he  arrived  at  the  conclu- 
sion that  X'ew  York  should  be  able  to  produce  the  same  work  that 
was  done  in  Paris. 

In  1872,  with  four  men  in  his  employ,  the  firm  of  Jno.  Williams 
was  lavmched.  The  reputation  of  its  output  gradually  sj^read  and 
as  a  result  the  growth  was  steady.  It  was  in  the  early  '8o's  that  ar- 
chitects began  to  specify  more  largely  the  use  of  bronze  for  decora- 


5o8 


A  HISTORY  OF  REAL  ESTATE, 


tive  purposes  in  public  and  private  l)uil(lin,!4's.  The  increased  de- 
mand for  architectural  bronze  work  materially  henetited  the  tirm  and 
it  rose  ecpial  to  the  demands  made  u])on  it.  The  hronze  doors,  caps 
and  bases,  g-rilles.  crestin,iL;s.  spates,  bank  counters,  furniture  trim- 
inings  produced  were  e(|ual.  and.  in  many  res])ects.  su])erior  to  the 
imported  article.  In  1X87.  reco,i;nizin,L;^  the  wants  of  architects  for 
artistic  wrought  iron  work,  a  dei)artnK-nt  was  organized  for  its  man- 
ufacture. The  success  of  this  dei)artment  has  been  fully  as  great 
as  that  of  the  bronze  department,  and  some  of  the  most  beautiful 
examples  of  iron  work  of  any  countrx-  haw  been  ])ro<lucecl  by  the 
firm.  The  class  of  work  whicli  Jno.  Williams  lias  comi)leted  may  be 
judged  from  the  following:  The  bronze  caps  of  columns  of  Columlnis 
University  Liljrary,  probably  the  largest  bronze  caps  in  the  world; 
the  doors  and  candelabra  of  W.  K.  \'anderbilt's  Marble  House  at 
Newport ;  the  two  doors  of  the  Congressional  Library  at  Washing- 
ton ;  the  wrought  iron  entrance  gates  to  Harvard  College:  the 
Mapes  ^Memorial  Gates  at  Columbia  L'niversity  :  gates  and  rail  en- 
closing residence  of  ]\Ir.  Theo.  Haveme^er.  of  this  city.  These  are 
the  highest  class  of  bronze  and  wrought  iron  work  manufactured  in 
America. 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  5CH; 


A  REVIEW  OF  ARCHITECTURAL 
TERRA-COTTA. 


X  the  spring-  01  the  year  1870  a  young  architectural 
chi\'-\\  nrker,  who  had  recently  landed,  was  walking 
up  r.roadwav  with  a  venerable  and  white-haired 
lild  gentleman,  who  at  that  time  was  well  known 
and  res]jected  in  Xew  York.    They  were  engaged 


in  a  study  of  the  various  materials  used  for  the  exteriors  of  the  build- 
ings on  that  thoroughfare.  The  old  gentleman  was  Marcus  Spring, 
a  retired  drv-goods  merchant. 

While  standing  on  the  east  side  of  the  street,  looking  up  at  old 
Trinitv  Church.  IMarcus  S])ring  was  recijgnized  ])y  an  influential 
andi  ])opular  architect,  who  was  then  conducting  an  extensive  and 
lucrative  practice.  To  this  architect  Mr.  Sjjring  exjilained  the  ob- 
ject of  his  ijresence  at  that  place,  and  requested  him  to  give  his  pro- 
fessional oi)inion  concerning  the  probability  of  success  attending  any 
attempt  to  introduce  architectural  terra  cotta  work  into  Xew  York 
and  its  vicinity.    The  reply  was  j)n)mpt  and  jjositive: 

"Mv  dear  sir.  there  can  be  but  one  opinion  upon  that  subject.  It 
would  most  surely  fail.  Terra  cotta  has  been  tried  over  and  over 
again,  and  every  attempt  has  resulted  in  loss  and  vexation  to  all  par- 
ties concerned.  \\'e  know  all  about  that  material:  it  is  useful  enottgh 
in  Europe,  but  it  will  not  withstand  the  rigors  of  our  American  cli- 
mate. If  that  young  man  intends  to  continue  his  trade  of  terra 
cotta  making  1  would  strongly  advise  him  to  return  to  England,  for 
he  will  find  it  impossible  to  earn  a  living  for  his  family  at  that  trade 
in  the  United  States.  Our  architects  and  builders  will  most  certainly 
refuse  to  make  any  further  experiments  with  the  material." 

This  emphatic  opinion,  from  one  who  had  api)arentlv  given  the 
subject  consideration,  was  very  discouraging  to  Marcus  Spring. 
But  it  did  not  so  impress  the  clay-worker,  for  looking  over  at  the 
Trinity  Building,  north  of  the  graveyard,  he  saiil,  "that  looks  to  me 


510  A  HISTORY  OU  REAL  ESTATE, 

like  a  l)rick  building-,  and  if  brick  will  stand  the  climate  of  New 
\'(irk  terra  cotta  most  certaiid\-  will,  because  1  hold  that  terra  cotta 
is  only  a  higher  grade  of  brick-wi  irk."  'i"he  true  significance  of  the 
value  of  the  Trinity  Building  in  heljjing  to  demonstrate  the  perma- 
nent utility  of  terra  cotta  was  not  then  apparent,  for  the 
gr(Jtes(|ue    animal    heads    which    form    the    keystones    to  the 


The  First  Terra  Cotta  Building  Erected  in  New  York  City. 
East  ;U!th  street,  near  Madison  avenue.  George  B.  Post,  Architect. 

(1.S77.) 

window  arches,  and  the  modillions  which  decorate  the  main 
cornice  of  the  building  are  actually  made  of  terra  cotta,  the  material 
being-  hidden  under  a  coat  of  paint,  which  had  been  used  to  make 
the  terra  cotta  resemble  brown  stone.  This  very  building,  therefore, 
was  one  of  the  few  successful  attempts,  but  our  friend,  the  advising 
architect,  did  not  know  of  it  or  he  might  have  reconsidered  his  opin- 
ion.   The  terra  cotta  work  used  in  this  building  is  still  perfect,  al- 


512  A  HISrORV  OF  REAL  ESTATE, 

though  it  has  been  found  necessary  to  recut  tlie  damaged  and  disin- 
tegrated faces  of  the  brown  stone  work  in  tlie  walls  and  mouldings. 

Here  let  us  define  the  difference  between  "terra  cotta"  and  "archi- 
tectural terra  cotta." 

"Terra  cotta"  is  simply  "baked  earth,"  a  term  technically  distinct 
from  ])()rcelain:  it  may  be  lac(|uered,  painted  or  decorated  in  any 
color  to  represent  vari(jus  materials.  lUit  "architectural  terra  cotta" 
presents  itself  in  the  natural  color  which  it  receives  from  its  con- 
stituent ingredients  during  the  process  of  being  burned  into  an  im- 
perishable material.  It  does  not  represent  any  other  material,  it  is 
not  an  imitation  of  stone  or  iron  or  wood  (although  attempts  are  of- 
ten made  to  make  it  such),  it  is  a  recognized  building  material  hav- 
ing its  own  (juality  and  pur])Ose,and  when  used  ought  to  be  distinctly 
recognizable.  Therefore,  although  Richard  I'l^john  did  use  terra  cotta 
in  the  construction  of  Trinitv  lUiilding  in  the  year  1853,  he  did  not 
use  architectural  terra  cotta.  He  simi)ly  used  a  material  of  burned 
clay  painted  to  make  an  imitation  of  brown  stone. 

A  very  earnest  contemporary  of  Richard  Upjohn  in  that  early  ef- 
fort to  produce  terra  cotta  was  Mr.  James  Renwick,  who  was  an 
earnest  worker  and  a  believer  in  the  value  of  architectural  terra  cotta. 
No  one  did  more  than  Mr.  Renwick  to  introduce  terra  cotta  work 
into  Xew  ^'()rk,  and  one  of  his  most  successful  efforts  still  remains 
in  the  window  trinnnings  of  the  St.  Dennis  Hotel,  located  on  Broad- 
way, opposite  Grace  Church.  Xo  architect  recognized  the  higher 
claims  of  architectural  terra  cotta  more  thoroughly  than  he  did.  It 
is  an  interesting  fact  that  Mr.  Renwick  has  been  personally  identified 
with  all  the  progressive  history  of  terra  cotta  work  in  Xew  York 
City  from  1853.  The  architectural  firm  of  Renwick,  As- 
pinwall  &  Russell  designed  very  many  special  uses  for 
this  material.  One  especially  good  example  of  decorative 
terra  cotta  work  is  the  altar  and  reredos  of  St.  Mark's  Church,  at 
the  southwest  corner  of  Avenue  B  and  10th  street.  New  York.  This 
was  made  in  Boston  in  about  1882.  It  is  designed  in  early  English 
Gothic  and  is  exceedingly  well  executed  in  both  modeling  and  color. 
Another  design  by  Mr.  Renwick  that  called  for  especial  care  in  con- 
struction   and  detail    is   the    Church    of   .Ml  Saints,  erected  on 


SH  A  HISTORY  OF  REAL  ESTATE, 

tlie  northeast  corner  of  jMadison  avenue  and  129th  street,  New 
York.  The  traceried  rose  and  nuillioned  windows,  the  i)innacles  and 
gal)les.  Iiave  all  been  made  of  gray  terra  cotta. 

In  iSjo  tlie  Xew  Ynvk  architects  and  builders  certainly  were  not 
ready  for  the  reception  or  use  of  architectural  terra  cotta.  and  there- 
fore no  ori^anized  effort  was  maile  at  that  time  to  manufacture  it  in 
this  vicinity:  yet  old  clay-workers,  such  as  John  Stewart,  of  West 
1 8th  street;  Henry  ]\Iaurer,  of  East  23d  street,  Xew  York;  ami  C. 
W.  liovnton,  of  W'oodbridge,  X\  J.,  can  very  well  remember  that  the 
subject  was  submitted  to  them  at  the  time,  and  that  they  agreed 
with  the  architect  who  said  it  would  not  do  to  make  any  new  at- 
tempts. 

The  first  American  city  to  welcome  architectural  terra  cotta  work 
was  Cliicago.  The  \\'estern  metropolis  teems  with  men  who,  like 
the  Athenians  of  old,  are  ever  on  the  lookout  for  some  new  thing. 
The  cost  of  stone,  the  rusting  of  iron  and  the  danger  of  wooden 
structures  to  city  property  led  them  to  cheerfully  welcome  a  mate- 
rial that  would  conjoin  with  their  vast  1:)rick-making  industries,  and 
give  them  a  decorative  and  useful  building  material. 

\\.  Boyington,  John  A'an  (  )xdell.  lUuding  &  Adler  (later  Adier 
&  Sullivan),  Carter,  Drake  &  White,  W.  L.  1'..  Jenney,  and  Burn- 
ham  &  Root,  were  the  pioneer  architects  who  tirst  recognized  the 
utility  and  advantages  of  architectural  terra  cotta.  The  great  fire 
at  Chicago,  in  1871,  converted  the  real  estate  owners  and  Iniilders 
to  a  ])elief  in  its  usefulness,  and  they  used  it  very  extensively  in  the 
rebuilding  of  the  city,  so  that  the  manufacture  grew  in  demand  raj)- 
idly.  Especially  was  this  true  of  the  trade  in  the  outlying  Western 
cities,  as  Des  [Moines.  (  )ma]ia,  Milwaukee  and  others — for  its  light 
cost  for  freight  and  the  scarcity  of  skilled  labor  rendered  it  desirable. 

In  1877  Architects  (ieo.  1!.  Post,  of  Xew  York;  Whitney  Lewis, 
of  Boston;  H.  H.  Richardson;  and  ]\Iessrs.  Stone  &  Carpenter,  of 
Providence,  began  to  use  the  material.  ]\Iessrs.  Stone  &  Carpenter 
used  it  for  the  Brown  University  and  the  City  Hall  in  Providence, 
R.  I.  H.  H.  Richardson  used  it  upon  Trinity  Church,  Boston. 
Whitney  Lewis  used  it  upon  a  large  residence  on  Commonwealth 
avenue,  Boston.    G.  B.  Post  used  it  upon  a  residence  on  West  36th 


5i6  A  HISTORY  OF  REAL  ESTATE, 

street,  Xcw  \'()rk.  These  formed  the  Eastern  foundation  upon 
which  the  va>t  architectural  terra  cotta  inchtstry  of  America  has  l)een 
organized  and  developed. 

To  Geo.  B.  Post  belongs  the  honor  of  having  erected  the  first 
strictly  architectural  terra  cotta  building  in  the  City  of  New  York. 
This  is  located  on  the  north  side  of  West  36th  street,  near  iSIadison 
avenue.  It  was  built  by  Jas.  H.  Smith,  in  1877,  and  is  a  good  evi- 
dence of  the  weather  (|ualities  of  terra  cotta,  all  of  its  detail  being  as 
■perfect  to-day  as  when  it  was  set  up  twenty  years  ago.  The  orna- 
mentation of  this  work  is  worth  especial  notice,  for  we  believe  it  to 
be  the  onlv  example  in  Xew  York  City  of  that  description  of  work. 
Tt  was  not  modeled  as  clay  ornamental  work  is  generally  done,  viz., 
in  a  plastic  condition,  but  the  slabs  were  formed  solid,  and  when 
partially  dry  the  designs  were  carved  with  wood-carving  tools,  no 
hammers  being  used.  Isaac  Scott,  of  Chicago,  was  the  originator 
of  this  method  of  producing  ornamentation,  and  it  met  with  great 
favor  among  the  Chicago  architects.  The  terra  cotta  for  this  building 
was  made  in  Chicago  by  the  man  who,  in  1870,  had  been  advised 
not  to  attempt  to  induce  Xew  York  architects  to  use  the  material. 
Xew  York  now  has  two  large  establishments  employing  more  than 
six  hundred  men.  It  has  more  than  half  a  million  of  dollars  of  cap- 
ital invested  in  the  business,  and  is  producing  upwards  of  eight  hun- 
dred thousand  dollars  W(.)rth  of  building"  material  per  anntuu.  Bos- 
ton, Baltimore  and  Philadelphia  also  have  extensive  works  engaged 
in  the  same  industry,  and  there  are  many  small  concerns  in  various 
])laces  sjiread  all  over  the  United  States.  All  these  are  the  direct 
(.utgrowth  of  the  Chicago  'J'erra  Cotta  Works. 

The  next  step  in  the  progress  of  this  industry  was  made  bv  Silli- 
man  &  Farnsworth  when  they  introduced  it  (in  the  erection  of  a 
large  commercial  building)  in  connection  with  moulded  red  and 
black  brick-work;  this  was  done  in  the  Morse  Building,  at  the  cor- 
ner of  Xassau  and  Beekman  streets,  erected  in  1879.  I"  tliis  build- 
ing the  raised  or  protected  vertical  joint  was  first  used.  This  form 
of  joint  prevents  the  rain  from  scouring  out  the  pointing  mortar, 
and  it  is  an  important  and  necessary  precaution  which  ought  to  be 
used  upon  all  exposed  surfaces. 


LONG    ISLAXn  HISTORICAL 

Brooklyn,  N.  Y. 

(1878.) 


SOCIETY. 

Geo.  B.  Post,  Architect. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  519 

When  once  the  architects  of  New  York  began  to  recognize  the 
use  of  architectural  terra  cotta  they  caused  a  vast  amount  of  devel- 
opment in  the  production  of  it.  Having  no  precedent,  they  made  all 
kinds  of  demands,  such  as  had  not  hithertofore  been  required  or  ex- 
pected; but  these  very  requirements  have  tended  to  lead  the  makers 
into  new  channels,  which  have  produced  successful  results  in  re- 
gard to  color,  ornamentation,  construction  and  surface  treatment, 


(ISSS.) 

so  that  now  there  is  no  reasonable  floubt  that  architectural  terra 
cotta  as  it  is  designed  and  made  and  used  in  America  is  far  better  in 
many  respects  tlian  tlie  l)est  pn)(Uicts  of  ]uu-i>i)ean  factories. 

The  15rooklyn  Historical  Society's  Huilding  was  designed  by 
Geo.  P>.  Post  in  1X78,  and  it  was  the  hr>t  important  or  ]niblic  build- 
ing in  which  the  material  was  used  1)\  a  Xew  \'<rV  arcliitect.  This 
was  followed  by  the  Produce  I'.xcliangc  lUulding,  the  Cotton  Ex- 
change lluilding,  and  many  others  bv  the  same  architect,  to  whom 
the  clay-worker  owes  a  large  measure  of  thanks  for  his  practical  as- 
sistance in  the  development  of  this  industrv. 


520  A  HISTORY  OP  REAL  ESTATE, 

The  introductimi  of  liiyhly  ornamental  work  in  terra  cotta  was 
l)esnn  by  F.  II.  Kiml)all  and  Tlios.  W'isedell  about  1880,  when  they 
desii^'ned  the  Xew  W)v\<  Casino,  3<jtli  street  and  I '.roadway.  In  this 
s]-)ecinien,  whieh  is  of  Afoorish  design,  it  was  shown  that  terra  cotta 


THE  CASINO  THEATRE. 
Broadway  and  :Wth  Street.  F.  H.  Kimball.  Architect. 

(1SS2.) 

was  ca|)able  of  ela1:)orate  decoration  at  moderate  cost.  This  capa- 
bihty  has  Ix'en  constantly  put  before  the  public  by  F.  H.  Kimball  in 
the  various  buildings  which  he  has  designed,  viz.,  the  Catholic 
Apostolic  Church  on  West  57th  street,  which  has  an  elaborate  rose 
window,  in  which  several  features  were  introduced  that  had  not  be- 
fore been  attempted  in  America.  The  Corbin  Ihiilding  at  the  cor- 
ner of  John  street  and  Broadway  is  another  example  of  profuse  dec- 


New  York  City. 


DOORWAY  OF  THE  CASIXO. 

Kimball  &  Wisedell,  Architects. 

(1SS2.) 


522  A  HIS'lORY  OF  REAL  ESTATE, 

oration  of  surfaces,  which,  to.i^vthcr  with  tlic  color  of  the  terra  cotta, 
produces  effects  at  once  a^reealjlc  and  \aricd,  and  ahnost  unattain- 
al)le  in  any  other  material.  The  Alontauk  Clul)  House  furnislied 
still  another  op])ortunity  for  taking  advantage  of  the  facility  which 
the  use  of  terra  cotta  furnishes  the  designer.    The  name  of  the  club 


CATHOLIC   APOSTOLIC  CHURCH. 
West  .'iTih  Street.  New  York  City.  F.  H.  Kimball,  Arehitect. 


gave  an  Indian  signiticance  to  the  design  which  the  architect  made 
use  of,  and  the  result  is  an  ensemble  of  Indian  trophies  and  imple- 
ments utilized  in  decorative  features  that  are  both  ])leasing  and  sug- 
gestive, while  the  scul]itured  friezes  enabled  the  architect  to  record 
in  a  durable  material  many  incidents  of  Indian  life  and  customs 
which  makes  this  structure  an  object  of  interest  to  the  general  i)ub- 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  523 


524  A  HISTORY  OF  REAL  ESTATE, 

lie.  Tlu"  facade-  .if  tin-  ( iarrick  T'lK-atrc  was  treated  in  the 
same  sjiirit.  and  snhjeets  CMuneeted  with  Mr.  I  larri, lean's  sneeesses 
were  used  as  motifs  for  the  decoration.  I'or  this  ])nri)ose  there  is 
no  other  material  so  useful  to  the  architect,  hecause  it  permits  of 


ITPER  STORIES  OF  CORBIX  BUILDING. 
Broadway,  n.  w.  cor.  of  John  Street.  F.  H.  Kimball,  Architect. 

the  original  sketch  models  hcini;'  hurtled  and  used  (a  i)rocess  which 
prevents  the  defacemeiU  and  mutilation  incident  to  remodelini;-  and 
casting). 

The  suhject  of  "color"  in  terra  C(itta  was  first  hrought  under  con- 
sideration hy,  and  it  received  its  ])resent  im])ortance  from,  Eastern 
architects.  Previous  to  1877  almost  all  American  architectural 
terra  cotta  was  of  a  stone  color.    Joliet  limestone  heing  the  Chicago 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  525 

ideal,  grayish  buff  was  the  prevaihng  color  of  Chicago  terra  cotta. 
Eastern  architects,  however,  demanded  other  colors.  Geo.  B. 
Post  asked  for  red,  W'liitney  Lewis  called  for  yellow  buff,  while 
Messrs.  Stone  &  Carpenter  wanted  l)rown.  Thus  the  old  fashion 
passed  awav  and  the  i)olychrome  prevailed,  and  is  now  the  present 


MONTAUK  CLUB. 

Brooklyn,  N.  Y.  F.  H.  Kimball.  Architect. 

(ISiXl.) 

demand.  This  has  done  very  much  towards  increasing  the  demand 
for  architectural  terra  cotta,  and  Architects  McKim.  Mead  & 
White  were  perhaps  the  foremost  leaders  in  this  branch  of  the  busi- 
ness; certain  it  is  that  to  them  belongs  the  credit  for  the  introduc- 
tion of  the  Pompeian  or  mottled  color  which  they  used  on  the  Tif- 
fany House,  also  a  neufral  reddish  color  used  for  the  Russell  & 
Erwin  Building  (Xew  Britain,  Conn.),  and  the  white  used  upon  the 
Hotel  Imperial,  the  Madison  Square  Garden  and  other  buildings. 


DVILDISG  AXD  ARCHITECTURE  IX  NEIV  YORK.  527 

One  of  the  most  serious  problems  in  the  proper  use  of  architect- 
ural terra  cotta  was  the  treatment  of  its  surfaces,  and  this  quahty  has 
been  most  successfully  developed  by  Architect  Cyrus  L.  W.  Eidlitz. 
The  bold  and  massive  character  of  his  style  ( Romanes(]uei  forbade 
the  use  of  the  usual  old-fashioned  smooth  surface.  Therefore  he 
made  a  study  of  the  subject,  and  the  result  of  his  efiforts  was  the  in- 
troduction of  the  combed  or  crinkled  surfaces,  bv  a  method  which 
he  personallv  devised,  and  which  methud  is  imw  tlie  commnn  ])rop- 
erty  of  all  clav-workers.  It  has  helped  ijreatly  to  improve  the  ar- 
tistic value  and  appearance  of  terra  cotta  work.  This  surface  treat- 
ment was  used  upon  the  Art  and  Li]>rar\-  lUiildini.;-  in  lUiffalo  which 
is  made  of  red  terra  cotta:  also  u|ion  tlie  Tele])]ione  lluilding-,  Cort- 
landt  street,  whicli  is  of  a  warm  reddi^Il  l)ufT,  and  upon  the  Racquet 
Clul)hou'-e,  wliicli  is  of  dark  or  so-calle<l  !'om])eian  color.  In  all  of 
them  the  a(l\'anta,!^-e  of  the  surface  treatment  is  ajiparent.  It  is  a 
truly  (ii>tinctive  feature,  whicli  show  -  ck-arly  that  it  is  done  in  plastic 
material  and  therefore  indicates  terra  cotta  work. 

Thus  liave  the  architects  of  Xew  York  ur^ed  on  the  terra  cotta 
makers,  compelling  them  to  new  eti'orts.  and  in  many  instances  these 
efforts  have  been  successful,  so  that  by  the  co-operation  of  the  archi- 
tects and  the  clay-workers  architectural  terra  cotta  in  America  is 
probably  in  many  respects  in  the  van  in  comparison  with  older  coun- 
tries. 

It  would  be  imjiossible  to  mention  all  the  architects  who  have 
made  this  progress  and  devek>pment  possible,  and  we  must  be  con- 
tent to  specify  a  very  limited  list  of  buildings  tliat  are  especially  in- 
structive to  the  architectural  terra  C(jtta  makers  as  suggestive  of 
various  matters  of  detail  which  may  pro\e  prohtable  to  them  if  ex- 
amined in  an  inquiring  mood,  with  a  vie^\  to  tlie  improvement  of 
their  ])rocesses  of  |)roduction.  .^nch  lessons  may  Ije  learned  ])y  a 
study  of  the  .\stor  lUiilding.  Wall  street:  tlie  Western  I'nion  Ruild- 
ing,  Droad  street:  the  .^chermerhorn  lluilding.  corner  ( ireat  Jones 
street  and  Lafavette  place — H.  J.  Hardenbergh.  architect:  the  De 
A'inne  Press  lUiilding.  corner  of  4th  street  and  Lafavette  |)lace — 
Babb.  Cook  &  Willard.  architects:  the  Church  of  the  Messiah 
Brooklyn;  the  Railroad  ]\Ien"s  Reading  Rooms.  Madison  avenue 


528  A  HISTORY  OF  REAL  ESTATE, 

and  45th  street;  tlie  Lincoln,  and  other  office  l)uil(lino;s  on 
Broadway,  l)et\veen  14th  street  and  18th  street — R.  H.  Robertson, 
arcliitect;  the  C'arnes^ie  or  Xew  York  .Mnsic  Hall,  corner  57th  street 
and  "th  avenue — W.  W.  Tuthill,  architect:  the  Colonial  Clubhouse, 
/2d  street  and  lioulevard;  the  West  luid  Presbvterian  Church,  105th 
street  and  Amsterdam  avenue — Henry  Kilburn,  architect:  the  Col- 
legiate Church,  corner  77th  street  and  West  End  avenue — R.  W. 
Gibson,  architect.  Upon  this  spirit  of  co-operation  depends  the 
future  development  of  this  industry,  and  douljtless  it  will  lead  to 
greater  advancement  in  the  future  than  that  it  lias  pn  Minced  iiitherto, 
because  the  iin])rovements  hoped  for  are  to  be  baset^  upon  so  nnich 
good  work  already  done. 

JAMES  TAYLOR 


BUILDIXG  AM)  ARCHITECTURE  IN  NEW  YORK.  529 


LEADING  TERRA-COTTA  FIRMS. 

Celadon  Terra-Cotta  Company,  Limited. 

(  liarle.   T.   Jlarri^,  Le>^cc. 

The  Celadon  Tcrra-l  Dtta  I  1  inipain  ,  whnx.-  w  orks  are  located  in 
Alfred,  X.  i>  rec<  i.^nized  as  the  pruducer  of  the  l)est  rixitinm"  tile 
made  in  litlier  America  or  Europe.  The  company  was  e--tal)lished 
111  (  )ci()l)er.  iSSS.  with  a  capital  of  Sio.ooo;  since  that  lime  ii-^  paid 
up  capital  has  lieen  increased  to  Si5ii,()(i().  Tlie  prdiniiience 
which  the  product  nf  this  cumpanx  ha-  attained  1-  due  in  a  L;reat 
measure  to  the  o  )miecti(  m  df  Mr.  (jeiirL;e  H.  Malicnek.  the  famous 
American  iineiitiir,  with  tlii>  comijauv  .  lie  interested  liiiiiseh'  in 
the  impn)\'emeni  of  the  rn(  if  tilin^i;^  indu>tr\  in  this  ciimitrx  and 
studied  the  Uses  and  a]i]>licati(in  of  the  rni  if  tile  in  ."^nutheni  luirii]ie. 
where  it  is  s,  1  lar-elN  u~ed.  (  hi  his  return  he  jiatented  <  ix'er  tweiitv 
different  styles  aini  desi-iis  m1  tile.  In  iS(^i,  he  hecanie  president  nf 
tl:e  ciim])an\'  and  cnntnuied  in  that  ])iisiti<in  until  his  death,  in  1804. 
l  ie  invented  machinery  fi  ir  makin;.^'  tiles  w  hich  has  ne\  er  been  ex- 
celled, and  with  which  in  fact  mine  has  ever  cnm]iared.  d"he  results 
ha\-e  been  that  the  L'eladnn  d\-rra-C_'i  itta  (  'iini]ian\  inanutacture 
roohii^-  tiles  sU])eriiir  in  (Usii^n  and  manufacture  l<i  tliat  oi  aii\  e\  er 
pnxluced.    In  the  iialenls.  ])r(ipert\'  and  L^imd  w  ill  oi  the  ci  uii- 

identitied  w  ith  the  motin^-  tiles  made  in  this  Cduntry  for  hfteen  _\  ears, 
and  a  copartnership  was  formed  with  William  K.  Clarke,  who  had 
been  connected  w  ith  the  conipan\  since  its  ince])tion.  The  Xew  York 
othce  is  at  Xo.  :  50  hifth  avenue. 

Excelsior  Terra-Cotta  Company. 

The  h'.xcelsior  d'erra  C'otta  l"ompaii\-.  of  Xo.  287  I'ourth  avenue, 
i^  one  of  the  lari^e  terra  cotta  manufacturiii!;-  concerns  in  Rasteru 
L'nited  .'-States.  Its  ])laiit  at  Rocky  Hill,  .Xew  jersew  is  e(|uii)ped 
with  all  ]iossible  facilities,  w  ith  the  result  that  it  is  thus  enabled 
to  handle  anv  contract  with  the  utUK.ist  disi)atch.  The  company 
manufactures  architectural  terra  cotta  exclusively,  and  the  product 
of  the  Excelsior  Terra  Cotta  Company's  plant  ina\  be  seen  in  many 
of  the  prominent  bnildinijs,  not  only  in  .Xew  ^"(lrk,  but  in  Boston, 
Philadelpliia  and  other  cities.  In  Xew  ^'ork,  the  terra  cotta  used  in 
the  Commercial  Cable  lUiildin--  on  Broad  street. of  which  Harding 
Gooch  are  the  architects,  is  the  product  of  this  company,  .^ome  of 
34 


530 


A  HISTOR)'  or  REAL  ESTATE, 


tile  i)rincipal  l)uil(lini;s  ci)iiii)lctL'(l  in  Xcw  York  City  by  this  com- 
j)any  arc  as  follows:  The  C  oiiinicrcial  r.uilclin,<;-s  on  I'.roadwa} 
between  W'averley  i)laee  and  W  ashini^ton  ])lace,  Robert  Maynicke, 
arcliitect:  atUlition  to  Carne,L;ie  Music  Mall,  56th  street  and  Seventh 
avenue,  W.  15.  Tuthill,  architect,  in  rhiladel])hia  the  company  has 
completed  the  Philadelphia  Dental  Colle-e  and  the  Dobson  lUiild- 
in.iL^.  ddie  r.oston  office,  which  control>  the  Xew  hhiyiand  trade,  is 
located  in  .\o.  3  1  lannlton  jilace.  In  lloston,  the  I'onverse  I'.uild- 
in-.  .if  which  W'inslow-  X  Wetherill  are  the  architects,  has  been  com- 
pleted b)  this  coinpanx.  It  nia\  be  ad<led  that  in  Lynn,  Ibartford 
and  .\ew  London  M.Nxral  lari.;'..'  and  important  contracts  were  C(_)m- 
pleted. 

Standard  Terra-Cotta  Company. 

The  Standard  Terra  Cotta  Cc^m])any.  of  Xo.  l-'ourth  avenue, 
\va.s  incor])orated  in  i8(j2.  Tt  was  the  outt^rowth  of  the  Architec- 
tural Terra  Cotta  Works,  which  had  been  organized  as  a  tirm  the 
vear  previous.  Tlie  comj)anv  be^an  w  ith  modest  resources,  but  w  ith 
practical  and  energetic  business  men  at  the  helm.  In  the  short  time 
it  has  been  before  the  building  world,  it  has  ac(|uired  a  re])Utation 
for  honoral^le  dealing  and  business  integrit\"  that  has  placed  it  on  a 
sul)Stantial  basis.  The  officers  of  the  c<iiu])any  are:  Albert 
liollschwcilcr.  President  :  H.  P.  Engelhardt.  \  ice- 1 'resident  ;  Jacol) 
G.  ( icrns.  ."-^ecreta.ry  :  (  ieorge  Haar,  Treasurer.  The  output  of  the 
works,  which  are  located  at  Perth  Amboy.  X.  J.,  consists  entirely  of 
architectural  terra  cotta  in  the  various  colors  that  are  used,  ddie 
e(|ui]Mncnt  of  the  ])lant  is  such  that  the  largest  contracts  can  readily 
be  handle.l.  .\s  exam])les  of  the  class  of  work  done  by  the  Standard 
Terra  Lotta  (  om])au_\,  there  are  the  letTcrsou  lUnlding,  on  23.: 
street,  of  w  hich  W'm.  Schickel  tX  Co.  are  the  architects  :  10  residences 
in  Brooklyn,  R.  H.  Roliertson.  architect;  se\ cn-story  mercantile 
building  in  X'o.  37  Great  Jones  street,  I'.runer  X  d'ryon,  architects; 
Nos.  5S6-5,,o  Ih-oadway.  Ihichman  X  1  )eisler.  architects;  Xewark 
Gas  (  oni]Kmy-s  lUuldmg,  Xewark,  X.  j.,  11.  J.  Hardenberg,  archi- 
tect, and  abor.t  hflcen  of  the  ])ublic  schools  recently  completed.  The 
Standard  Terra  Cotta  Company  is  now  regarded  as  among  the 
largest  in  the  East. 

New  Jersey  Terra-Cotta  Company. 

The  New  Jersey  d'erra  C  otta  Comi)any.  of  Xo.  108  ITilton  street, 
was  organized  in  iNSS.  Malhiasen  X  llansen  being  the  name  of  tlu 
firm  until  i8(;3.  d'hc  .Matawan  d'erra  Cotta  Company,  of  Matawan, 
N.  J.,  is  also  controlled  b_\  this  com])any.  Karl  ALathiasen  is  i)resi- 
dent  of  both  companies  and  IC  W  F.skesen  is  secretary  and  treas- 
urer. The  company  has  furnished  architectural  terra  cotta  for  many 
prominent  buildings  throughout  the  Eastern  States. 


BflLDIXG  AXD  ARCHITECTURE  IX  XEW  YORK.  531 


Perth  Amboy  Terra-Cotta  Company. 

The  Perth  Amboy  Terra  Cotta  Conipanw  uf  Xo.  160  Fifth  avenue, 
is  the  pioneer  terra  cotta  manufacturing-  concern  in  this  country. 
The  various  stages  in  the  development  and  ])erfection  of  terra 
cotta  can  he  traced  (hrectly  to  tliis  company,-  and  many 
of  the  now  ci)ni])etitive  terra  cotta  producers  have  been 
grachiated  from  its  em])l()\'.  It  is  the  largest  firm  in  the 
I'nited  States,  with  a  reputation  extending  from  coast  to 
coast,  and  its  ])ro(hict  enjoxs  the  distinction  of  l)<,inL;  par- 
ticularh'  s])ecified  b\  the  leading  arcliitects  in  wii  iou^  large  Ameri- 


can  cities.    The  c  )r 

iipaii}-  has  been  in  existence  since  iS4().  but  it 

was  in  iSjc)  the  ]ire 

r-ein  coni])aiiy  was  incorporateil  for  ll 

le  manu- 

facture  ( )f  tc  rra  ci  );t; 

I.     It  conij)leted  the  hr>t  inii)oi"tant  co 

n tract  oi 

terra  cotta  in  thi^  c 

>un:ry— that  of  the  Long  l.dand  llisto 

a-ical  So- 

ciet_\-  r.uilding  in  I'.r 

oi.kb  n,  of  which  (  leorge  Ik  I'ost  was  the  arciii- 

tect.    Since  that  tint 

t  class  of 

terra  cotta  work  in  |- 

■.a>tern  Tnited  State-.     Some  of  the  be 

-t  exam- 

])les  of  the  d  )ni]>any 

ev\  York 

I'ro(hiee  l-xchange. 

ecuted.  the  Madisn, 

1  ."-^(luare  (  i.ardeii.   .Metropi  )litan  (  )])er; 

:i   1  bjuse, 

Park    Row  Syndicate   Ihiildnig.  the   Xew   ^'ork   Lu'e  Ihii 

Idmgs  in 

(  iniaha  rnd  Kansas 

(  'it)  ;  I'once  de  Leon  1  Intel,  in  St.  A 

ugnstine. 

Ida.;  SatV  Deix.Mt  ' 

[■(...'Phicago;  Ilarrisnn  Ihiikling.  I'hi: 

ladelphia. 

The  CI  intract>  nient 

ioned  are  but  re] )re-entati\'e  ;  the  clas.- 

.of  work 

usuallv  d(jne  may  1 

le  judged  from  the  tact  that  the  coin 

]>;m\-  are 

lo(d<ed  upon  as  the 

nio-t  re-pn;i-,il  lie  terra  cotta  ])rodueer,' 

^  b\-  such 

architects  as  Carrert 

■  lb  Post, 

McKim.  Mead  X:  White.  I'.rtice  l'r;ce  and,  f,,])e  X-  Stewa 

rdson,  of 

Philadelphia;  Cvni^ 

.  L.  \\k  ludlitz,  of  Xew  \-ork. 

Idle  officers  of  tl- 

le  company  are  b'.dward  j.  Mall.  Jr..  1 

.re>iden:; 

\\'illiam  C.  Hall,  v 

Putnam,  secretary  ; 

md  treasurer.    The  N,vork>  are  located 

in  I'erth 

And)ov  and    are  th 

e  kirge-t  in  the    Piiited.    States.  The 

gradu.al 

growth  .)f  the  Peril 

1  .\niboy  Terra  (  Aita  (."onii)an\  nia\-  b 

e  gauge.l 

from  the  fact  that  ii: 

1  the  commencement  of  the  manufactur 

e  ( if  terra 

cotta.  in  iS7(,,  ,  mly 

three  kiln--  were  ti-ed.  and  at  the  pre 

the    conipanv  ..per 

ate-    forty--ix    kiln-.      'ITe    plant  ar 

:d  ward-, 

ccimp,  ed  with  the 

be-t  tli.at  ca].ital  and    >cience  1i;l-  >et 

deyised. 

cover  eight  acres. 

while  the  cla\    baido  extend  oyer  one 

Inm.dred 

1  here  are  a>  \"et  none  who  liax  e  in  an 

ly  respect 

become    a  serious 

coni])etitor  lif    the  I'erth  .Vmboy  d'er 

ra  Cotta 

Comi)any.     ddiev  ^ 

;tand  alone  as   the  representative  of 

the  high- 

est  class  in  the  manufacture  of  terra  cotta.    (  )ne  of  the  Ix-st 

examples 

of  recent  terra  cotta  work  being  executed  by  this  company  is  the 

Church  of  the  Holy 

Trinity,  in  East  88th  st. 

BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


533 


ARTISTIC  HARDWARE. 


ago,  no  real 
giw  an\'  artis- 


'J'hc 


'TIL  al)()iU  twenty  ye 
attempt  had  been  made 
lie  eliaracter  [o  ilie  metal  work 
Imil.'lin-s  in  the  I'nited  States, 
deed,  to  any  metal  work  whatevi.': 
east-iron  stoxcs  were  often  erowned  or 
inernsted  with  what  the  makers  of  them 
^  imagined  to  be  ornament.    lint  nothing 

eonld  he  cruder,  more  inap])ro])riate, 
or  to  an  educated  taste,  more  offensive  than  the-e  ai)i)lications. 
They  were  even  cruder  than  the  Ilritish  ])roduet  of  the  same 
])eriod,  and  n  was  doubtless  the  crudity  of  this  product  that  led 
Ruskin  to  sa\'  that  "no  ornaments  are  so  cold,  chunsy  and  vulgar,  so 
essentially  inca])able  of  a  fine  line  or  graceful  shadow,  as  those  of 
cast  iron."  As  we  shall  see,  the  critic  spoke,  as  he  has  so  often  done, 
in  his  haste,  and  transferred  to  the  intractabihtv  of  the  material  what 
was  realh-  the  incom])etency  of  those  who  had  undertaken  to  handle 
it  for  any  pur])ose  but  that  of  strict  utility,  last  iron,  setting  aside 
its  liability  to  oxidation,  is  as  available  a  material, 
as  "capaljle  of  a  fine  line  or  graceful  shadow  a^ 
cast  bronze,  and  as  available  not  alone  for  i)ur])osLs 
of  ornament,  but  as  the  Russian  founders  ha\c' 
show  n,  even  for  figure-scul])ture.  b'ortv  or  e\  en 
thirtv  years  ago  the  American  who  was  sufiicieiitK 
cultivated  to  ])e  revolted  by  tlu-  l.tKe  prrt^Micc  ot  art 
in  the  metal  htting>  of  ln>  house  had  no  re-source 
but  to  den\  himself  an\  pretence  of  art,  and  to  take 
refuge  in  an  absolute  simplicit\-,  which  was  only 
the  absence  ])Ut  not  the  negation  of  the  artistic  cle- 
ment. In  costly  houses  the  hinge  plates  and  door 
knobs  and  escutcheons  showed  ]Viain  surfaces  of 
metal,  of  which  the  utmost  ])retension  was  to  be 
silvered  wdien  they  were  applied  to  the  solid  ma- 

*\Ve  are  indebted  for  the  illustrations  cf  this  article  to  The  Yale  &  Towne  Mfg.  Co. 


534 


■1  HISTORY  OP  RiiAL  liSTAlli, 

A.    In  the 


desio;n. 
with  (hi 


onspicu- 

>s  and  tlu'ir  roses  were  of  l)rass, 
smooth  white  ])orcelain.  The 
•  least  artistic,  hut  it  was  highly 
Ldica])cr  work 

^  Ixiiowii  to  the  trade  and  to  the  ])ul)lic  as 
In  this  it  was  attcm])tc(l  to  make  u])  for 
ently  costly  material  hy  the  addition 
n-nament.  This  was  not  art  for  the  reason  that, 
as  keen  well  said,  "art  is  something  done  l)v  an 
•t."  This  ornament  was  designed  by  the  pattcrn- 
.ers  who  were  entirely  untutored  either  in  the 
principles  or  in  the  historical  exami)les  of  ornamental 
They  were  as  incapable  of  conventionalizing  natural  forms 
^  regard  to  the  purpose  of  the  design  and  the  material  of 
which  and  the  processes  by  which  it  was  to  be  executed  as  the\-  were 
ignorant  of  the  distinguishing  features  of  historical  styles.  Their 
work  accordingly  could  be  neither  j^ure  nor  peaceable,  and  could 
have  none  1)ut  a  degrading  effect  upon  tlie  taste  of  those  who  had 
its  re-ults  continualh'  before  their  eves.  It  is  onlv  "something  done 
bv  an  artist"  that  can  educate  the  ])ublic  taste  to  demanding  some- 
thing better  than  is  supplied  to  it.  and  in  this  department  there  were 
no  artists  at  home,  and  no  examples  imported  from  abroad  and  so 
exhiliited  as  to  have  any  educational  effect  upon  manufacturers  or 
purchasers. 

L'])  to  1870.  it  may  be  said  almost  without  reserva- 
tion, there  was  no  choice  for  the  purchaser  of  hard- 
ware except  between  work  which  was  simpiv  unre- 
lated to  the  sense  of  beauty  and  work  wliicli  was  re- 
volting to  it.  In  order  to  see  what  the  state  of  things 
was,  it  is  necessary  to  resort  to  illustration.  It  is  un- 
necessary to  reproduce  an\'  of  the  plam  unpre'tentiou.^ 
and  inoffensive  work  for  the  reason  that  there  is  noth- 
ing in  it  to  illustrate,  and  also  for  the  reason  that  it 
continues  to  be  made  and  to  enjoy  a  considerable 
vogue.  There  are  cultivated  but  timid  owners  who 
desire  to  be  on  the  safe  side,  and    who    are  con- 


Bl 


UUIXG  AXD  ARCHITECTURE  IX  NEIV  YORK 


scions  that  entire  simplicity  is  safe.  They  know- 
that  it  is  inoffensive  and  that  what  nsed  to  be 
the  "fancv'"  articles  snhmitted  to  them  in  this 
line  are  al)ominal)le,  and  tlie\  are  nnaware  that 
I)(isitively  arti-tic  and  attractive  work  is  to  lie 
had.  If  the  clioice  were  still  ])etween  work  ne.u'- 
atively  inolTensive  and  w(_)rk  positively  rejinlsive, 
thev  wonld  he  qnite  rii,dit.  It  would  be  a  mis- 
take to  suppcjse  that  -uch  work  has  been  alto- 
gether expelled.  In  some  very  recent  trade  cata- 
lo!;nes  "fancy" hardware, as  crude  at  that  of  1870,  ••  Eastlake  " 
Continues  to  be  ofifered,  and  to  be  offered  at  high  prices,  and  obvi- 
ously it  w<juld  not  continue  to  be  offered  if  it  did  not  continue  to  be 
demanded.  Again,  there  are  architects  who,  although  they  can 
scarcely  help  being  aware  that  there  is  now  a  choice  between  what 
is  inoffensive  and  what  is  attractive  as  well  as  between  what  is  in- 
offensive and  what  is  repulsive,  do  not  take  advantage  of  their 
knowledge,  and  are  still  content  to  be  "safe." 

Although  the  crude  and  unconsciously  grotesque  "fancy  hard- 
ware" of  the  last  generation  continues  to  be  made,  it  is  no  longer 
familiar  to  those  who  would  be  likely  to  be  offended  by  it.  .Some 
ty])ical  examples  are  accordingly  presented,  culled  for  the  most  part 
from  old  trade  catalogues,  but  some  also,  as  will  be  seen,  almost  as 
bad  as  the  worst,  from  catalogues  found  almost  within  the  present 
:Iecade.  It  will  be  seen  from  the  illustrations 
that  these  attempts  were  as  irrational  as  they 
were  inartistic,  and  that  the  most  suitable  and 
convenient  forms  whi'di  were  adhered  to  in 
the  conmion  conmiercial  work  were  aban- 
■(1  iu  the  fancy  work  for  forms  that  were 
tically  inconvenient.  Rather,  their  irra- 
tionality was  a  part  of  their  ugliness.  A  great 
critic  has  said  "a  thing  has  style  when  it  has 
the  expression  appropriate  to  the  uses,", 
and  this  expression,  though  it  may  be  height- 
About  18—.  modelling  and  decoration,  cannot  be 


which  lias  ]ieen  since  cff 
is  an  ailvance  also  in  t 
which  mechanical  labor 
advance  is  (lei)en(lent  ii] 


.4  H  IS  TOR)'  or  RP.AL  EST  AT  11, 

aU  unless  the  ohject  has  m  the  first  place 
|)])r(  )])nate  to  its  uses. 

n  iJs-o  that  the  hrst  dehnite  pronu.se  of  ])et- 
m^s  was  made.  1  his  wa>  in  the  work  of  the 
■II  and  I'.rwin  }>lanutacturin^  (  om])an\-.  It  con- 
.  as  Is  (,\i(k'iit.  Ill  the  em])lo\nicnt  ot  a  trained 
ler.  in  the  tirst  ])lace.  to  rationalize,  and,  in  the 
d  i)lace  to  decorate,  the  tonus  which  had  l)een  in 
rst  i)lace  distorted  and  in  the  second  defaced, 
no  more  rational  or  artistic  ])ur])osc  than  to  ])ro- 
something'  tancv.  ]- unction,  material  and 
uzcd  111  these  essavs  and  that  recognition  is  the 
ess.  These  early  attem])ts  may  now  seem  crude 
St  improvement 
.•sii;-n.  It 


About  1S78.  '"i"^ 
])rocess  are  reco 
beginning  of  \no. 

enough,  but  it  is  to  be  borne  in  mind  that  tin 


:ed  is  not  alone  an  advance  ir 

mechanical  execution  of  the  d 
Is  risen  into  artistic  craftsuiansh 
the  cooperation  with  the  artistic 


01  an  enlightened  manufacturer  who  is  willing  to  take  trouble  to  se- 
cure better  results,  and  to  make  exiienditures  ui)on  exj^eriments,  and 
the  process  takes  time  as  well  as  trouble  and  money. 

I'lidoubtedly,  liowever,  the  main  stimulus  to  the  Ivenaissance.  or. 


,'  "Xaissance"  in  this  country 
in  this  branch,  as  in  so  man\' 
other  branches,  was  the  Cen- 
tennial Exposition  of  1876 
The  notion  that  the  general  de- 
Mgii  of    a    dwelling    might  be 


of   artistic  handicraft 


into  Its 


etails  and  fit- 


tings,  so  that  all  the  ])art 
should  be  "of  a  jiiece"  wa 
practically  new  to  most  visitors 
(  hil\-  in  churches  and  ])ul)lic  L 
buildings.  e's])eciall  \'  in  churidies, 
had  it  been  attempted  there- 
tofore, and  even  in  these  it  had 


RllLDIXG  AXD  ARCHfTECTCRE  IX  XEir  YORK. 


hcen  very  inijic 


■i-tnrnied.  I 
;al  fitlin^-^  ■ 


lal  t 


ni(i-t  main 
■cliitc-i.-t  liac' 


:  lia.l  1 


i])LTation 

III  tin-  iiianiiiarf  urrr.  In  nia-iinr_\-  ami  in  wi  lodwork 
ihr  (!r~i-nri-  r.;ulii  -ccnri'  the  cxccntinn  ( if  h\>  de- 
sign. l!ut  in  cast  nit-tal  the  cn-t  nf  a  .special  set  of 
castinsT?  for  an  ordinary  dw  elhm;-  himse  or  com- 
mercial Imildiny;  was  <|uite  ])rohibitor_v.  The  archi- 
tect, even  when  he  was  consulted,  was  forced  to 

About  l.v-;. 

School:  French  t;oihic  ''""t  him-elt  to  what  cnuld  hc  found  "in  stock."  As 
there  was  nothim;-  there  that  wa^  exactly  suitable  to  his  ])nr])i)se.  he 
was  forced  tn  aliandon  tlie  attem]>t  to  make  the-e  tittinL;>  a  ])iisitive 
enhancement  of  the  vtUcl  .it  hi^  wurk.  and  takniL;"  relii-e  m  the 
plainest  and  simjile-t  nhjects  that  could  he  had,  tn  content  himself 
with  the  htimhler  attainment  of  mere  inoffensiveness. 

The  first  essa.x  >  in  the  directinn  of  makini;-  the  hardw  are  of  a  house 
conform  to  its  furnittire  ami  fittini^s  were  not  ver\  ^ncce-slul.  for  the 
reason  that  the\  were  experiment-^  in  a  pa^sin.L;'  fa>lnon.  1  he  <  .  ithic 
revival  wa>  at  that  time  in  full  possession  of  the  architectural  field 
in  hji.^land,  and  commanded  also  the  s\  inpathy  of  the  mo>t  t 
ful  and  i)roore^sive  American  architects.  I'.ul  the  attempt  i 
the  ])rinci])les  of  (  ithic 


u^-nt- 


•t  to  furniture  coustructeil 
■esulted  only  in  what  wa> 
which  was  even  then  su^- 
lly  reco-nized  to  lie  ti-l\ 
lake  hardware  wa.^  an  im- 
l)receded  it  in  that  it  was 
designed  with  reference  to  the  materials  and  the  i)ro- 
cess  emiiloyed,  hut  it^  form>  failed  to  commend  them- 
selves a.^  keantifnl  or  ap])ropriate  an<l  now  appear 
ho])elesslv  antiquated.  Xevertheless,  in  so  far  as  the\ 
proceeded  from  a  real  consideration  of  material  and 
on  the\-  contained  the  gerin>  of  i)roL;re---.  Later 


1)\-  modern  methods  had 
called  "l-.astlake  furniture." 
]x-cted  and  is  now  i.;eiier; 
and  cumbrous.    The  hki-t 
provement  upon  what  had 


funct 

work  ti])on  the  .^ame  line>  sIk 
and  it  continued  to  be  made 


ell  ipme' 


About  1S90. 
.School  :  Romanesque, 


538 


A  HISTORY  01-  REAL  liSTATE, 


It  was  marked  I 
and  ( if  niamii'a 


increasiiiL;  sucocss  ilowii  aliiiosi 
llr.t  nicaiiw  liiK-  a  nuR-h  iimrc' 
iiK'nt  had  l)ern  1)l-jj,uii,  and  it 
liajiiMt-T  aiis])ices.    'I  hat  is  to 
tlie  co-operation  of  artistic  (ks 

tiirers  who  were  wilHng  to  take  tr.  )nl>k-  and  s])cn(I 
money  in  securing  artistic  results.  It  was  alxmt  i  SX^ 
that  the  Romanesque  revival,  stiiuulated  hy  the  suc- 
cess and  vogue  of  the  works  of  Richardson  had  begun 
to  make  its  wa\  over  the  country  and  had  enlisted  the 
active-minded  and  progressive  young  architects,  the 
successors  of  those  who, in  the  previous  decade,  had  gi\  en  themselves 
to  the  advancement  of  A'ictorian  (lothic,  and  in  some  cases  the  same 
persons.  The  Romanes(|ue  had  taken  almost  undisputed  possession 
of  the  West,  and  along  with  those  of  its  practitioners  who  followed  it 
sim])ly  because  it  was  the  fashion,  there  were  others  who  believed  in 
it,  and  who  were  earnest  in  following  out  its  possibilities.  Chicago 
was  the  centre  of  this  cult  in  the  West,  and  several  of  the  most  capa- 
ble ot  the  designers  of  Chicago  became  interested  in  the  efforts  of 
the  \  ale  and  1  owne  ^Manufacturing  (_'(ini])any  to  i)roduce  nuich 
more  artistic  work  in  cast  metal  than  had  been  produced  thereto- 
fore.   Amon<4  ^he-^e  w  u  e  lohn  W.  Root,  Louis  H.  Sullivan  and  W. 

P..  Mundie.  .Many  of  the  designs  procured  from  them  are 
still  current  and  among  the  standard  products  of  the  com- 
pany for  which  they  were  made.  They  were  so  manifestly 
su])erior  to  anything  that  had  Ijeen  done  before  in  this 
countr\-  that  a  distinct  demand  for  artistic  hardware  fol- 
lowed upon  the  supply  of  it.  The  demand  thus  created 
soon  stimulated  other  manufacturers  to  follow  the  lead 
thus  opened  ;  sometimes  through  more  or  less  direct  imi- 
tations of  successful  designs,  more  rarely  by  the  same 
■  which  those  designs  had  been  ])roduced  ;  that 
.  to  say  b\  the  employment  of  com- 

Ihit,  although  the  results  of  this 
emi)loynient     were     so  gratifying 

About  i8y4. 
School  :    Italian  Renaissanct-. 


BflLDlXG  AXD  ARCHITIICTI'RE  IX  XEW  VORW  539 

thfv  wt-rc  not  at  tliis  sta.i,a'  coniiiletely  satisfactory. 
A  main  charm  of  artistic  handicraft  is  tliat  in  such 
lianchcraft  tlie  designer  is  also  the  artificer.  Xo  exe- 
cution of  an  architect's  drawing  by  a  mere  me- 
clianic  never  so  highlv  skilled  can  replace  the  attrac- 
tiveness of  the  work  in  w  hich  the  workman  is  shap- 
ing- the  creation  of  his  own  mind.    It  is  tliis  which 

distin,L;ui>hes  the  stone  capitals,  the  w  len  furni- 

tnre,  the  metallic  grilles  and  hinges  and  latches  of 
the  best  mediaeval  work  from  the  most  successfnl 
modern  re]iroductions  or  imitations.  (_)f  conrse 
this  method  is  not  directly  a])plical)le  to  modern 
manufacturing  conditions  in  which  the  artistic  end 
must  l)e  attained  within  a  predetermined  limit  of 
cost.  The  closest  approach  to  it  is  luade  when  the 
designer  works  in  the  closest  ]iossil)le  connection 
lice,  with  tlie  workman;  when  he  does  his  design- 
factory  in  which  it  is  to  be  executed,  and  ac- 
daily  contact  an  intimate,  almost  an  intuitive, 
knowledge  of  the  possibilities  of  the  means  by  which  his 
design  is  to  be  reproduced.  This  is  the  first  condition  of 
progress  in  industrial  art.  Ab)reover,  in  cast  work  there 
is  necessary  the  intervention  between  the  design  and  the  ])ro- 
duct  of  a  svmpathetic  and  highlv  skilled  artisan  m  the 
modeller,  whose  intelligent  co-operation  is  recjuired  \or 
the  interj^retation  of  the  design.  After  the  casting  is 
produced,  hand  work  is  again  brought  into  recpusition 
for  the  finishing  touches.  In  work  of  the  highest 
class,  and  also  necessarily  of  the  greatest  cost,  there  is 
scarcely  any  limit  to  the  extent  to  which  this  tmishing 
work  may  be  carried.  When  handcliasing  is  a] 
by  an  artistic  artisan  without  restriction  ot  time  ( 
money,  the  result  even  of  a  casting  is  an  original  wor 
of  art.  But  evidentl\  for  the  production  of  such  work 
by  modern  industrial  methods,  it  is  necessarv  that  the 

employer  should  himself  be  appreciative  of  the  value  bout  1S95. 

School  :  E  mpire. 


A  msrORV  OF  rh.il  f.stath.' 


of  artistic  effect,  and  williii.L;-,  as  li 
hear  the  cxjieiisc  of  rxi)criiiHiits  [n 
\\  Iicii  all  these  ei )n(litioiis  concur, 
approach  jiossihlc  in  our  modern  \ 
cial  i)roduction  to  the  art  work  of 
Ila])i)il\-,  all  these-  conditions  conci 


s  hecu  said  hefore.  to 
cards  iniprc )\  ini;"  them, 
he  result  is  tlie  closest 
holesale  and  conuner- 
mcient  craftsmanshi]). 
rred  in  the  case  of  the 


^'ale  and  d'owne  M anufacturin,^-  Co.,  the  unchallent^ed 
pioneer  in  the  ])rodnction  of  artistic  hardware  in.\merica, 
and  as  a  conse(|uence  the  work  of  this  kind  ])ro<hiced  here 
within  the  ])resent  decade  1)\-  them,  and  others  who  have 
followed  them.farsur])asses  in  artistic  merit  that  produced 
in  an\-  other  countrv.  e.\ce]itin,Li'  onl_\-  in  k'rance.  I  "ranee 
is  om-  only  competitor  in  (|uality  ;  in  chca])ness  of  produc- 
tion, and,  therefore,  in  general  acce])tahilit\-, 
there  is  no  competition,  so  nnich  larger  is 
here  the  use  of  labor-saving-  machinerx ,  and 
■o  extensively  has  it  been  invoked  1)\ 
American  manufacturers  without  detriment 
to  the  artistic  cpiality  of  the  ])ro(luct. 

In  ran^e  and  wariety  there  is  no  com- 
]>arison  between  what  ma\'  be  seen  in  the 
catalooues  or  in  the  show-rooms  of  the 
bom  i,s95.  leading  American  manufacturers.  The  ad- 
1.  l.cuisXIV,  y2,.,^j^g.(,  Q,.,  ji-,^.  pj^j-f  Qf-  ^\^^  American  manu- 
facturers in  variety  of  design  comes  in  part  from  the 
nuich  greater  variety  of  the  archUectural  styles  ha- 
bUualK-  eni])loyed  by  American  arclntects.  While  m 
Euro])e  the  different  rooms  of  a  dwelling  of  much  ])re- 
tension  nia\  be  hnished  m  different  st\les,  or  in  dis- 
tinct niodihcatioiis  ol  the  same  national  styles,  there 
is  no  such  varietw  either  in  domestic  or  in  commercial 
arcliitectureas  obtains  in  this  country.  (  .reek,  Roman- 
es(]ue,  Colonial,  .Moorish,  several  phases  of  the  ( .otliic 
and  se\eial  national  varieties  of  the  Renaissance,  with 
several  subdivisions  of  each,  are  all  current  modes  of 
building  to  any  one  of  which  the  interior  fittings  may 


BUILDING  AND  ARCHITECTURE  IN  NEW  YOR 

be  refinircd  to  ami  .rw..  Of  each  of  these  there  aretobe  ^ 
liad  tlie  o1>jects  cf  which  "InuUlers'  hardware" consists, 
desi.c:ned  and  executed  with  archaeological  accurac\- 
and  with  high  artistic  skill.  Considering  the  fewness 
and  sinii)]icit\-  of  these  objects,  escutcheon  i)late^, 
knobs,  handles,  hinge--,  etc.,  the  wealth  and  ])rofu-iMri 
of  design  which  have  bct-n  a|)])lied  to  them  are  wondrr 
ful.  The  choice  i>  no  longer,  as  formerly,  belwrei: 
things  i)lain  and  merelx  inofrcnsivc-  and  things  "fancN  " 
and  revolting.  It  is  a  choice  between  mlomnient^  that 
are  jjositivel}-  attractive,  and  the  sum  of  which  consti- 
tutes one  of  the  most  striking  and  successful  of  Ameri- 
can achievements  \\\  "aisplied  art." 

Although  twenty  years  almost  co\-ers  the  ])eriod  of 
this  artistic  develo])ment.  it  has  liad  many  ])h;ises.  At 
the  beginning  of  it  the  liest  that  could  l)e 
liad  in  this  wa\-  was  a  costlv  material  treated 
with  the  utmo.st  ])lainness.  The  refuge  is 
still  regarded  as  the  onl_\  safe  one  in  some 
])arts  of  the  L'nited  .States,  and,  ratlu-r  curi- 
ous] v,  especi.dl}  in  I'.oston,  where  the  artis- 
tictreatment  oi  eonmion  objects  might  have 
I    ex])ecte(l,  if   anxwhere,  to  ret 


welcome.    As  a  ma 
ch,  as  we  have 


the  West 


iV'! 


About  1896. 
School  ;  French 
Renaissance. 


concerned  through  its  designers,  in  the  production  of 
this  phase  of  household  art,  is  still  much  in  advance  of 
the  East  in  its  appreciation. 

Costly  materials,  even  the  precious  metals,  are  still 
em])loyed.  but  even  in  these  "the  workmanship  sur- 
es  the  material,"  and  equally  l)eautiful  results  are 
obtained  from  the  humbler  metals.  The  dictum  of  Mr. 
Ruskin,  which  we  (|uoted  at  the  beginning  of  these  re- 
marks, has  been  triumphantly  refuted  by  the  work  of 
American  foundries.  ]!ronze  is  still  the  metal  most 
employed,  but  the  adaptation  to  ornamental  hardware 


A  HISrOR)'  or  RP-AL  liST.lTI-. 

■-r.arff  ])r(H-(,'ss,\\liicli,if  it  docs  not  rcn- 
iltitcly  ••rustless,''  at  K-ast  vcrv  ,L;rcatl_\ 
iiiilinati's  its  oxidation,  has  ^ivcn  to 
a\ailal)KMU'ss.    This  a(hi])tation  was 

niadr,  alter  a  scries  of  i-xpcrinicnts.  l)y 

1   lOwnc  C  ()ni])an\',  and  inipainlcd  and 

ist-iron  thcr(.-tii)on  1)ecanic  a  riohlc  as 

SL'fnl  nictah  In  lieantx'  of  snrfaoc.  in 
••cai)ahihty  of  fine  hne  and  i^racefnl 
a])pears.  for  ])laces  and  pnr]ioses  to 

e  is  ai)|)ro])riate,  tlie  most  l)eantiful  oi 

)ecnhar  heaut\-  it  owes  to  the  •"deaii 
finish"  wliich  it  is  especially  capable 
of  receiving  and  to  the  successful 
efforts  which  have  heen  made  to  attain  a  cliaracteristic 
treatment  in  design  as  well  as  in  the  details  of  execu- 
tion. 

The  varietx"  of  surface  finish  which  has  been  at- 
tained is  one  of  the  most  reniarkal)le  results  of  the 
artistic  de\elopnient.  W  hen  this  began,  the  one  sur- 
face finish  employed  was  the  glittering  generality  of 
a  plain  I)nnushed  surface,  brass  or  bronze,  and  in  w-ork 
of  especial  pretension  and  costliness  silvered.  I-"or  the 
cheajjer  work  the  surface  was  japanned,  with  bright 
ornament,  relieved  against  a  dull  luatte.  Now,  ex- 
cept in  iron  work,  a  choice  of  three  finishes  is  ottered 
to  the  ])urc]iascr.  The  first  is  burnished  as  before,  tlie 
second,  a  deail  finish,  and  the  third  a  texture  gi\  en  by 
the  emi)lo\iueiU  of  the  sandblast,  which  is  in  some 
cases  and  with  appropriate  designs  the  most  attractive 
of  all.  There  is  also  a  "clouded"  effect  obtained  by 
staining,  and  when  this  is  applied  to  copper  or  bronze 
in  conjunction  with  the  variety  of  surface  oinained  as 
alreadv  ex])lained  a  simple  manipulation  of  the 
mould,  a  welbdesigned  object  takes  on  a  picturesque 
and  anti(jue  appearance.    The  word  bronze,  as  em- 


About  1695. 
School  :  Elizabethan. 


[WILDING  AXD  ARCHITECTURE  1\  NEW  YORK 


l)l()\  c<l  in  this  industry,  connotes  a  great  variety  of  ef- 
fects, extending-  a|)])arently  to  the  substance  itself.  In 
xinie  ca-es  this  variety  is  (hie  to  a  real  ditYerence  in 
material  roulting  from  a  difference  in  the  proportions 
'if  the  ingredients  of  the  metal.  In  others  it  is  the  re- 
^uh  nf  ;i  chemical  treatment  of  the  surface.  The  brown 
"statuar\  bn  in/e,"  so  called, a])pears  as  (juite  a  ditYerent 
materia!  fn  mi  the  yellow  metal  more  coimiitmly  de- 
noted. Put  ])eilia])>  the  greatest  achie\-ement  in  the 
treatnur.t  "\  Ki'duze  i>  the  imitation  by  cliemical  pro- 
ce^s  of  the  patina  whicli  i>  the  result  in  anti(|ues  of  the 
slow  \erduring  of  time.  It  is  scarcely  fair  to  de-cribe 
it  as  an  imitation.  Rather,  it  !>  a  re|)ro(luction,  ob- 
tained bv  chemical  agencii'^  which  a|)i)arently  repeat 
•ss  of  time.  In  the  lunver-llarfT 
■eating  iron,  the  whole  material  undergoes 


an  actual  chemical  change  w  hich  ]>r 
oxidation.    The  patina  artitu 
bronze  is  a  deposit  whicli  ah\ 
])ut  the  e\idence  scenic  to  be  that 
patina  a.^  that  ])roduced  liy  centuri 
The  common  innlations  of  ihi>  jiat 
are    untrust w  orth  w  transient 
^eenl  to  i)e  actually  dangerou- 
chemical]}  produced  i^  the  tl 
produced  in  se\-eral  different  \\a\>,  :uid  wi 
responding  difference>  of  effect,  and  it  i>  one 
highest  achievements  of  the  American 
of  artistic  har<lware,  w  hich  in  turn  is  one  of  the  most 
ini]inrtant  contril)Utions  of  this  country  to  the  ad- 
vancement of  industrial  art. 

MONTGOMERV  SCHUYLER. 


544 


A  HISTORY  OF  RRAL  RST.ITR. 


9 


BUILDING  AXD  ARCHITECTURE  IN  NEIU  YORK. 


PROGRESS  IN  LOCK-MAKING  AND 
ART  METAL-WORKING. 

OF  thLse  two  allied  arts,  rig-htly  classified  among  the  many 
handmaids  of  architecture,  the  first  has  been  revolution- 
ized and  the  second  practically  created  during  the  period 
since  1S70. 

Lock-making  in  America  has  largeh'  l)een  influenced  l)v  natiunal 
character  and  envirunment.  The  lucks  first  made  here  naturalh'  fuj- 
lowed  European  practice,  InU  almost  from  the  beginning  a  differen- 
tiation beg^an  by  the  substitution  of  cast  for  wrought  metal.  The 
Euro-|)ean  locksmith  has  always  worked  chiefly  in  wrought  metal, 
fashioning  it  bv  hand  into  the  finished  product,  whereas  in  America 
the  higher  cost  of  labor  has  i)reclude(l  tlu-  employment  of  arn>ans 
of  this  type  and  compelled  report  iii  les-  co-~tl\  methods  of  produc- 
tion. Influenced  by  these  fact-,  the  American  lock-maker  turned 
naturally  to  ca>t  material  in  place  of  wrouglu.  stimulated  theret(T  bv 
the  su])erior  (|ualit\'  of  American  ca>t  iron.  This  change  of  material 
greatlv  reduced  the  cost  of  ])roduction,  and  soon  led  to  changes  in 
design  from  w  hich  was  (levelo])ed  the  now  familiar  American  type  of 
lock.  The  methods  of  production  thus  ado])ted  minimized  labor  l)y 
producing  in  the  foundr\-  castings  ■|)racticall v  read\'  ti>  Ije  assembled 
and  requiring  only  a  trifling  amount  of  drilling,  filing  or  polishing 
to  convert  them  into  finished  locks.  Hut  few  machines  were  re- 
quired, and  these  of  the  simplest  character.  The  product  was  hand- 
some in  appearance,  of  good  mechanical  action  and  admiral)lv  served 
its  purpose.  Thus  stood  the  art  in  1870.  The  leading  lock  makers 
desired  and  sought  steadily  to  improve  their  product,  but  unfortu- 
natelv  influences  were  at  work  to  pervert  their  methods  of  manufact- 
ure and  to  deteriorate  the  product.  Competition,  always  active, 
prompted  efiforts  to  reduce  the  cost  which  ended  in  great  debasement 
of  qualitv,  especiallv  in  the  cheaper  grades  of  g-oods,  and  under  these 
conflicting  influences  the  mechanical  advancement  of  the  art  halted. 
35 


546  A  HISTORY  OF  RHAL  ESTATE, 

At  al)i)ut  this  time  there  \\a>  (|uietl\-  introchiced  in  the  American 
niarl<et  a  novel  lock  in-oiluct  destined  to  revohitionize  the  imkistrv. 
This  was  the  ontcome  of  the  invention,  by  Linns  Yale,  Jr.  (then  the 
leading- American  maker  of  I'ank  Locks ), of  a  kev-lockfor  fjeneral  use 
of  the  type  now  known  throughout 
the  world  as  the  Vale  Lock.  Its 
most  striking-  feature  was  its  key, 
the  original  form  of  which  is  shown 
by  Fig.  I.  The  mechanism  of  this 
lock  precluded  its  i)roduction  by 
ordinar\-  methods  and  necessitated  the  em])l<)yment  of  machinery  of 
the  same  t\  pe  as  that  alreadv  ad(Ji)ted  in  the  manufacture  <jf  firearms, 
sewing-  machines,  etc.  'I'he  makers  of  the  \'ale  Lock  were  therefore 
forced  to  evolve  new  methods  of  production  suited  to  the  new  pro- 
duct, and  this  fact  in  turn  had  a  marked  intluence  upon  the  product 
itself.  The  new  product  was  thus  subjected  from  the  outset  to  two 
dominating-  influences,  emanating  from  the  characters  and  aims  of 
the  men  by  whom  the  enterprise  was  started,  viz.,  that  resulting 
from  the  application  of  new  ideas  and  inventions  involving  radical 
departures  from  accepted  lines  of  construction,  and  that  resulting 
from  a  higher  ideal  of  mechanical  execution  and  the  utilization  for 
this  pur])ose  of  improved  machinery  and  processes. 

The  standards  adopted  in  connection  with  the  new  jjroduct  thus 
begun  have  since  been  so  generally  incorporated  into  American  prac- 
tice as  to  call  for  a  brief  reference  to  their  origin.  The  new  industr-y 
was  organizeil  in  (  )ctol)er,  iS6S,  at  Stamford,  Conn.,  by  Linu>  \'aU-, 
Jr.,  and  Hem-\-  \\.  Towne.  The  former  died  iM-ematurel\-  in  Decem- 
ber of  the  same  vear  and  the  enterprise,  under  the  corporate  name 
of  the  Yale  &  ToAvne  Mfg-.  Co.,  has  since  been  conductetl  by  the  lat- 
ter as  President;  its  work,  which  originally  required  only  thirty  em- 
plovees.  now  re(|uiring.  luider  normal  conditions,  over  fifteen  hun- 
dred, and  its  products  now  embracing  a  vast  variety  of  articles. 

The  fundan-iental  features  of  Mr.  Yale's  invention  were  (i  )  a  small 
flat  kev;  (2)  the  combination  of  this  kev  with  i)in-tuml)lers ;  (3)  a 
tumbler  case  or  "cvlinder"  hearintr  a  fixed  relationship  to  the  surface 
of  the  door  ai-id  coimecting  with  the  bolt  work  in  the  lock  case;  and 


BllLDIXG  AXD  ARCHITECTCRE  IX  .V£ff'  YORK. 


Fig.  2. 

was  superseded  about  1882 
bv  2.  and  thi>  in  turn,  about 

tric"'ke\-  now  used  with  all  t^enuine  Vale 


(4)  the  adoption  of  heavier  ])arts  and  better  proportions  in  all  import- 
ant details.  Among  the  many  features  since  added  by  those  who  ha\e 
carried  forward  the  work  so  well  begun  bv  'Sir.  Yale  are  (5)  the 
adoption  of  a  high  standard  of  mechanical  design:  (6)  the  employ- 
ment in  manufacture  of  the  most  modern  machine  tools  and  pro- 
cesses, and  '71  the  a|)plication  to  the  visible  parts  of  locks  and  other 
hardware  of  the  true  principle  of 
decorative  art,  which  was  accom- 
plished by  seeking  the  co-operation 
of  architects  and  other  professional 
designers  in  this  field. 

The  (jriginal  flat  key  of  Mr.  Yale 
•  the  improved  Corrugated  kev,  shown 
b\-  the  still  l)etter  'T'aracen- 
■  Locks  and  shown  1)\-  h'ig.  3. 

The  principal  features  of  the 
Yale  system,  the  "cylinder,"  pin- 
tumblers  and  key,  are  shown  in 
their  j^roper  relationship  by  Fig.  4. 

At  first  conditions  involved  im- 
plied, unavoi(hi])ly.  much  higher 
co'St  for  the  ^'ale  Locks  than  for  those  of  ordinary  character,  but  this 
difference  has  steaddv  dmunished  until  to-dav  the  \  ale  Lock  is  the 
accepted  standard  tor  all  uses  when  :  >  ,  ,,>ii.  ,  ..r  -ecuntv  are  the 
requirements.  Reco.^;- 
nizing  the  tact  that,  toi 
manv  uses,  locks  ot  le>> 
elaborate  character  are 
needed,  the  makers  of 
the\  ale  Lock  undertook, 
years  ago.  to  elevate  the 
character  of  common  locks  by  designing  and  making  a  complement- 
ary line  of  rUiilders'  Locks  having  the  same  high  quality  of  design 
and  workmanship  as  the  Yale  Lock, but  comparing  in  cost  with  locks 
of  the  ordinary  type.  To  this  end  they  introduced, about  1873,  the  line 
of  "'Standard  Locks," the  features  of  which,  proving  to  be  sound  and 


Fig.  3. 


548  -4  HISTORY  OF  REAL  ESTATE, 

correct,  liave  since  become  a  standard  in  the  trade  and  liave  been  re- 
produced more  or  les^  c'.osely  by  all  of  the  leading  manufacturers, and 
about  i8go  made  a  further  advance  by  introducing-  a  mortise  door 
lock  made  of  \\'rout;ht  Steel  in  ])lace  of  Cast  Iron, which  immediately 
])roved  popular  and  was  quickly  followed  by  a  line  of  wrought  metal 
locks  made  by  the  Russell  6t  Krwin  Manufacturing  Company,  which 
also  have  enjoyed  large  sale.  Still  later  the  Warner  Lock  Company 
introduced  a  very  attractive  line  of  wrought  steel  locks,  the  popular- 
ity of  which  has  confirmed  the  soundness  of  this  change  in  material. 
Recently  the  Yale  tS:  Towne  Manufacturing  Co. has  made  a  still  more 
radical  advance  by  the  introduction  of  its  line  of  "\'ulcan  Locks,"  in 
which  every  ])art  is  formed  of  wrought  material,  made  b\-  machine 
processes  r.nd  therefore  interchan.geable,  and  which  emljodies  also 
improvements  in  lock  mechanism  almost  as  radical  as  those  of  the 
original  Yale  Lock.  ()ther  lock  makers  have  followed  many  of  the 
leads  thus  o])ene<l,  and  the  whole  product  stands  to-day  on  a  higher 
plane  of  design  and  execution  than  ever  before,  and  the  work  of 
American  lock  makers  easily  excels  that  of  all  others. 

Coincidentally  with  the  develoi)ment  of  the  art  of  lock-making  in 
America  during  the  past  twentv-tive  years,  which  has  l)een  traced  iii 
outlineabove, there  has  occurred  an  ecpial,  and  in  some  ropects  more 
surprising,  develo]Miient  in  the  application  to  the  hardware  of  orna- 
ment (especially  to  that  used  with  locks),  of  true  ])rinciples  of  artistic 
design.  This  subject  is  discussed  elsewhere,  and  by  nmre  competent 
authority,  as  to  its  artistic  qualities  and  af¥ects,  Init  a  few  words  con- 
cerning it  mav  be  ])ermitted  here  as  to  the  mechanical  developments 
which  made  it  possible. 

The  earlier  efforts  at  decoration  in  hardware  were  feeble,  crude  and 

meretricious.    Credit  is  due  to  the  Russell  &  Erwin  ]\Ianufacturing 
/ 

Comoany  for  being  the  first  to  perceive  the  onnortunity  for  better 
things  in  this  field  and,  by  the  introduction  of  their  designs  in  "Com- 
pression Bronze,"  about  1872,  to  introduce  ornamental  hardware  thor- 
oughlv  excellent  in  design  and  admirable  in  execution.  A  little  later 
further  progress  in  this  field  was  made  by  Hoi)kins  &  Dickinson,  but 
for  some  reason,  possibly  'because  the  time  was  not  yet  ripe,  these 
early  efiforts  were  not  persisted  in  and  the  advance  was  not  main- 


BUILDIXG  AXD  ARCHITECTURE  IX  XEW  YORK.  549 

tained.  The  stimulus  of  the  Centennial  Exhibition  in  1876  upon 
American  art  was  speedily  felt,  however,  in  the  field  of  hardware,  and 
soon  resulted  in  a  development  of  far-reaching  character,  described 
elsewhere  by  the  authority  above  referred  to.  In  this,  as  in  the  line  of 
mechanical  advancement,  the  Yale  &  Towne  ^Manufacturing-  Com- 
pany took  the  leading  part,  being  greatly  aided  by  the  improved 
methcjds  of  ])roduction  which  it  had  been  forced  to  devise  in  accom- 
plishing the  improvements  in  design,  workmanshi])  and  tinish  L-m- 
bodied  in  its  mechanical  products,  as  already  ex])laine(l.  Aided  by 
that  experience,  it  found  efYective  means  for  ])ro(lucing  co  )ni  nnically 
the  elaborate,  beautiful  and  varied  work  of  decorative  character  sug- 
gested ])y  the  drawings  of  the  arcliitects  and  skilled  designers  whose 
professional  assistance  it  ?ought.  In  the  attainment  of  this  end  it 
made  tise  of  all  the  processes  and  appliances  known  to  the  art>  of  the 
modeller,  the  molder,  the  chaser  and  the  finisher,  supplementing 
them  wherever  advantageous  by  those  of  the  metallurgist,  the  me- 
chanic and  the  chenust. 

(  )ut  of  this  union  of  old-world  skill  and  training  in  the  decorative 
arts,  and  of  new-world  ingenuity  and  facility  in  the  mechanical  arts, 
has  sprung  an  entirely  new  ])riMluct,  rivalling  in  artistic  (lualities  the 
best  work  of  the  past  and  produced  at  a  cost  wliich  makes  it  availaljle 
for  ahuost  everv  puri)ose  of  use  or  enil)ellishnient,  thus  l)ringing.  'U 
this  field  of  decoration,  the  true  principles  of  art  literall\-  to  the  doors 
of  all  classes  in  the  conuinuiit\  .  and  therebv  contributing  in  no  small 
degree  to  the  education  of  the  people.  l)oth  in  the  ap])reciation  and 
the  employment  of  true  art  in  all  its  forms. 

We  have  mentioned  here  onl\-  the  names  of  those  who  have  been 
leaders  in  the  evolution  of  American  locks  and  hardware  during  the 
past  twenty-fi\-e  years  towards  higher  mechanical  and  artistic  ex- 
cellence, but  the  efYorts  of  these  leaders  have  been  greativ  stinuilated 
and  re-enforced  bv  those  of  their  competitors.  It  is  true  that  in- 
terested motives  underlax"  these  efYorts,  but  in  a  certain  sense  that 
statemeiu  ai)plies  e(|uall\-  to  all  artistic  work,  and  credit  is  none  the 
less  due  to  those  who  have  borne  their  part  in  the  advancement  of 
this  important  national  industrv  whose  record  we  have  endeavored 
to  trace  in  this  brief  outline. 

HEXRY  R.  TOU'XE. 


550 


A   HISrORV  OF  RIIAI.  liSTATIi, 


LEADING  HARDWARE  FIRMS. 

Russell  &  Erwin  Manufacturing;  Co. 

The  Russell  &  Erwin  Manufacturint;-  Co.,  of  Xo.  43  Chambers 
street,  is  one  of  the  foremost  hardware  producing;-  concerns  in  .\mer- 
ioa.  It  has  in  a  great  measure  been  instrumental  in  (levelo]Mng  the 
trade  in  artistic  builders'  hardware,  to  which  liranch  its  s|)ecial  at- 
tention is  given.  It  has  not  only  kept  pace  with  the  wonderful  de- 
velo])ment  of  architectural  detail  in  builders'  hardware,  but  it  has 
been  among  the  van  in  creating  a  demand  for  s])ecial  and  orig- 
inal designs. 

The  works  of  the  Russell  (S:  Erwin  Manufacturing  (  d.  are  located 
in  New  I'ritain,  Conn.,  where  i.Txio  hands  ;ire  eni])l(>\ed;  a  Ijranch 
l)lant  is  also  operated  in  Dayton,  (  ).,  ;uid  offices  are  situated  in  Lon- 
don, Eng.;  Philadelphia,  Baltimore,  I'hicago,  and  the  main  office 
in  New  York.  The  export  trade  is  very  large,  and  the  high  grade  of 
goods  produced  by  this  firm  is  as  well  recognized  in  Europe  as 
in  America.  Nearly  si.xty  years  have  elajjsed  since  the  establish- 
ment of  this  concern  as  a  firm,  and  in  185 1  it  was  incorjjorated  un- 
der its  present  name.  Pioneers  in  the  production  of  wrought  steel 
door  locks,  whicli  have  now  become  so  widely  used,  the  company 
has  alwa\  s  maintained  a  progressive  supremacy  in  the  general  hard- 
ware trade.  The  directors  are  William  ( .Smythe,  ( ieorge  J.Laigh- 
ton,  Lotus  H.  Wales,  Andrew  J.  Soper,  iM-ank  L.  Ihingerford, 
l-rederick  X.  Stanley,  Daniel  R.  Howe,  R.  \\\  Parsons.  1-rederick 
P.  Wilcox.  :\Ir.  George  J.  Laighton  is  President;  Louis  II.  Wales, 
Treasurer;  Theo.  E.  Smith,  Secretary;  Isaac  D.  Russell,  Assistant 
Secretary. 

The  Mallory- Wheeler  Co. 

The  reputation  of  the  INlallory-Wheeler  Co.,  manufacturers  of 
door  locks,  door  furnittu-e  and  ])adlocks,  is  continental.  The  ])ro- 
tluct  of  this  concern  can  l)e  found  all  over  the  L'nited  ."states,  not 
onl\-  on  account  of  its  long  estal>lishment  and  connection  with  the 
trade,  ])tn  by  reason  of  the  un(|uestioned  superiority  of  tlie  articles 
manufactm-ed.  The  jilant  of  the  com])any  is  located  in  Xew  Haven, 
Connecticut.   The  l)usiness  which  was  established  in  is  now 

the  oldest  lock  manufacturing  one  in  this  countrw 

The  main  office  from  which  the  trade  is  directed  is  located  in 
Xew  Haven. 


BVILDIXG  A.XD  ARCHITECTURE  IX  NEW  YORK.  551 
Sargent  &  Co. 

Sargent  &  Co.,  who  arc  al:)oiit  to  remove  to  149-153  Leonard 
street,  are  one  of  the  largest  hardware  firms  in  the  world.  The  busi- 
ness was  established  in  1852  by  the  brothers,  Joseph  I'.,  and  George 
Henry  Sargent,  and  has  gradually  grown  to  its  present  enormous 
extent.  Their  factory  in  New  Haven  covers  eight  city  blocks,  and 
is  a  thoroughly  complete  and  "up-to-date"  otablishment,  where  al- 
most all  varieties  of  hardware  are  made,  with  special  attention  given 
to  buil(lcr>'  liardware  in  all  the  difTerent  styles  and  designs  of  the 
present  time.    Tlicy  are  always  at  the  front! 

White,  Van  Glahn  &  Co. 

The  hardware  establishment  of  W  hite,  \"an  <  ilahn  iK:  C().,  of  Xos. 
^5,  16,  17  Chatham  ."-^(luarc.  is  oiu-  of  tlu-  citv'^  landmarks.  It  was 
established  in  1812,  and  has  never  mo\cd  from  that  location.  Sev- 
eral generations  have  managed  the  bu^incsv  anil  have  maintained  for 
the  establishment  a  rei)Utation  wliicli  onl\  age  and  honoral>le  deal- 
ing can  attain.  .\t  the  present  time  I'Mward  .  \'an  •  ilahn  is  the  gen- 
eral manager.  The  company  makes  a  specialty  t)f  builder^'  hard- 
ware, their  show  rooms  of  which  is  generally  considered  to  ])c  the 
finest  dis]>lav  of  that  branch  of  liardware  in  the  cit\.  Tlie\'  liave 
furnished  such  buildings  as  the  I'entral  S\ndicate  lUdg.,  ."samijson 
Bldg.,  Woo.lbridge  llldg.,  LordV  C< mrt  'l U.lg.,  lloftnian  House. 
Daniel's  lUdg..  Slieldon  r,ldg.,  Stevens  I'ddg.,  besides  a  large  num- 
ber of  churclu  s  am!  ]iri\ate  houses. 


552 


.-i  HISTORY  OF  REAL  ESTATE. 


A  REVIEW  OF  ARCHITECTURE. 


HISTORY  OF  irOKK  DOXE  JX  XFJr  YORK  CITY 
DCRIXG    THE   LAST   QUARTER   OF   A  CEXTURY 

(  ).AIM  i)ersons,  whose  opinion  of  such  matters  we  must  always 


respect,  declare  that  Architecture  with  us  is  not  a  living  art, 


in  the  sense  that  Tainting  and  Mu>ic  are  living  arts,  and 
tliat,  therefore,  it  is  worth  ])ut  little  attention.  Probably  few  will 
deny  that  this  opinion  is  in  great  measure  correct.  There  would  be 
something  hazardous,  the  most  confident  admirer  of  modern  archi- 
tecture must  feel,  in  selecting  e\  en  a  single  building  in  Xew  York- 
City  as  indubitablv  of  iiermanent.  intrinsic  value  as  fine  art. 

l!ut.  if  Architecture  as  an  enduring  ex[)ression  of  the  ileautiful 
is  dead,  there  is  another  sense  in  which  it  is  as  truly  alive.  Un- 
(|uestionablv,  it  is  a  ver\-  vivacious.  contem])oraneous  document.  It 
>l'eaks  the  vernacular  of  our  ])articular  da\'  as  faithfulh'  as  ever 
(  iothic  sp(ike  that  of  the  Middle  Age>.  or  Doric  that  of  the  noon- 
time of  (  ireece.  To  be  alive  in  this  manner,  and  >o  to  l)reathe  with 
the  nudtitude  the  air  of  the  street,  ma\'  l)e  to  live  ])oorl\'  and  dully 
and  ineffectivelw  liut.  distinctly,  it  is  to  live.  and.  therefore,  to  be 
of  some  historical  importance. 

Xow,  if  we  recognize  tliat  Architecture  in  Xew  ^'orl-r  City  dur- 
ing the  last  generation  has  l)een  "ali\e"  in  tins  .-en>e.  we  are  pre- 
pared to  find  that  its  de\"elo])ment  has  l)een  directed,  if  not  con- 
trolled ])y  the  dominant  factors  of  tlie  histor\  of  tlir  ])i,  riod. 

Whether  a  work  of  art,  or  the  art  of  a  scliook  or  of  an  age  can  be 
accounted  for  sociologically,  that  is.  by  a  stud\'  of  the  jM-evalent  cir- 
cumstances under  which  it  was  produced — the  "general  condition 
of  mind  and  of  surrounding  customs,"  to  use  Taine's  famous  for- 
nuda — is  contestable,  no  doubt :  but  nobody  who  will  study  the  de- 
velopment of  Architecture  in  Xew  York  City  during  the  last  (piarter 
of  a  century  will  fail  to  observe  how  completely  it  reflects  the  chief 
social  facts  of  the  time — the  great  growth  of  population,  the  amaz- 


554 


A  niSrOR)    OP  REAL  ESTATE. 


COXTIXEXTAL    HANK  BTILDIXG. 
Xassau  Street,  Xew  York  Citv.  Leopold  Eidlitz.  Architect. 

(18G5.) 


Bl'ILDIXG  JXD  ARCHITECTURE  /.V  NE'.r  YORK. 


555 


A  HISTOKV  OF  REAL  ESTATE. 


UlLDING  AND  ARCHITECTrRE  IN  NEW  YORK. 


558  A  HISTOKY  OF  REAL  ESTATE, 

ing  increase  of  commercial  cncr^}-.  the  rapid  increment  of  wealtli, 
the  marvelons  (levelo|)ment  ot  mechanical  a])ility.  Xo  a<le(|nate  ac- 
coinit  of  our  Architecture  can  be  given  if  a  consideration  of  these 
facts  h(t  omitted. 

From  tliis  ])oint  of  view  it  is  interesting  to  look  backward  and  see- 
the sort  of  conditions  in  which  the  professional  practice  of  archi- 
tecture, as  we  understand  it  to-day,  began  in  Xew  York. 

It  is  not  necessary  to  fix  upon  a  precise  date.  Certainly,  if  we 
place  the  begiiming  of  the  modern  era  in  matters  architectural  some- 
where abijut  the  miildle  of  the  century,  we  date  it  accurately  enough. 
A  year  or  two  is  of  small  account,  for  in  1850,  and  for  some  time 
before  and  after,  architecture  in  the  United  States  was  at  its  lowest 
ebb.  It  was  virtually  extinct.  The  early  forces  that  had  produced 
the  "Colonial"  work  and  the  "Greek  revival"  had  quite  spent  them- 
selves. The  "Gothic  revival"  had  hardly  set  in.  It  is 
usual,  we  know,  to  date  the  beginning  of  that,  our  third 
architectural  dispensation,  from  the  erection  of  Trinity  Church 
in  1846;  but  really,  the  influence  of  the  English  renascence 
of  Alediaevalism  was  not  fully  felt  on  these  shores  until 
many  years  after  the  completion  of  Upjohn's  work.  In- 
deed, in  1850,  there  were  few  architects  practising  who  possessed 
either  the  sane  predilections  of  talent  or  the  ready  appreciation  con- 
ferred by  sound  training,  necessary  to  make  them  susceptible  to  the 
gos]xd  of  the  \'ictorian  Gothic.  We  were  in  a  state  that  recjuired 
the  attention  of  the  missionary  with  his  simple  preaching  of  the  ele- 
mentary decencies,  rather  than  the  doctrines  of  the  English  evan- 
gelists. Even  the  small  body  of  serious  designers  at  work  at  that 
time — and  how  few  they  were! — were  without  tradition  or  connnon 
standard,  or  intellectual  co-operation  of  any  efYectiveness.  Cn- 
necesssary  to  add,  there  was  no  educated  jiublic.  In  Xew  York 
City,  the  "Brownstone  I'criod"  had  set  in,  and  there  must  always 
be  something  pathologically  curious  about  the  mental  condition 
of  a  community  that  could  regard  with  positive  satisfaction  the  ex- 
tension over  acre  after  acre  of  a  stereotyped  repetition  of  the  utterly 
trivial  details  of  "the  brownstone  front." 

Let  us  not  be  misunderstood  when  we  speak  of  a  beginning.  We 


BUILDIXG  A\D  ARCHITECTURE  IX  XEll'  YORK.  35.; 

are  not  referrino-  to  any  clearly  defined  event.  In  1850  no  St.  Au- 
gustine of  a  new  art  landed  on  these  shores.  Our  beginning 
amounts  simply  to  this:  If  we  trace  back  the  forces  that  to-day 
control  arcliitectural  design  we  find  them  in  a  merely  nascent 
condition  about  the  middle  of  the  century.  Many  years  elai)sed 
before  the  new  influences  manifested  themselves  decisively  in  archi- 
tectural practice.  Indeed,  so  far  as  actual  design  is  concerned,  the 
beginning  of  the  modern  era  might  be  carried  down  to  the  years  that 
inmiediately  followed  the  war — for  convenience  sake  let  us  say  1870. 
Few  buildings  of  any  architectural  importance  erected  prior  to  that 
date  remain  in  the  city,  and  so  completely  have  conditions  changed 
that  the  structures  themselves  that  do  remain  are, we  may  say,  posi- 
tive encumbrances  ujjon  the  land.  It  is  extra(^rdinar_\-  Ikjw  extreme 
a  "modern  instance"  X'ew  York  is  and  to  how  great  an  extent 
one  generation  lia>  been  coni])elled  (due  mainly  to  geographical  re- 
striction.-j  to  tread  down  the  al)odes  of  its  predecessors  in  the  forced 
northward  march  of  population  and  in  the  necessitated  shifting 
of  trade  centres  which  has  accompanied  the  expansion  of  the  city. 

In  the  very  nature  of  things  the  bald  and  monotonous  repetition 
of  the  Brown  Stone  Age  could  not  satisfy  perpetually  even  the  bar- 
barians that  produced  it.  There  was  a  revolutionary  force  in  the 
mere  increase  of  population  and  wealth  which  has  always  been  a 
prominent  social  phenomenon  in  the  L'nited  ."states  and  which  was 
markedly  present  in  the  middle  of  the  centur\.  .\\\\  re(|uire- 
ments  and  difTerent  standards  of  life  were  forming.  There  is  a 
restlessness  and  a  s])irit  of  im])ernianence  in  activity,  and  it  was 
inevitable  that  a  conmnmity  that  was  growing  rich,  beginning  to 
travel  greatly  uj)  and  down  the  earth,  coming  into  closer  touch 
conmiercially  and  intellectually  with  the  rest  of  the  world,  develop- 
ing and  building  much,  should  sooner  or  later  make  new  demands 
upon  the  architect. 

Adoption  was  the  only  method  of  escaj^e  from  the  barrenness  of 
eighteen-hundred-and-fifty.  ( )riginality,  in  a  primitive  sense,  is  al- 
wavs  out  of  the  question.  The  idea  of  a  "great  American  style"  was 
not  unknown  at  the  time  we  speak  of,  but  it  was  as  impotent  then 
as  it  ever  will  be.  As  to  innovation — that  second  sense  of  originality 


562 


A  HISTORY  OF  REAL  ESTATE, 


THE  POST  BUILDING. 

Exchange  Place,  Broad  Street  and  Hanover  Square.  George  li.  I'osl,  Architect. 

(1881.) 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


564  IIISTORV  OF  Rli.lL  ]■  STATE, 

—it,  to  be  fruitful  and  more  tlian  left-handed  work,  nnist  be  a  final 
process,  a  step  after  the  very  last  acceptance  of  human  experience 
has  been  profoundly  made.  As  matters  stood  in  these  L'nited  States 
in  1850,  there  was  extremelx  little  to  accept;  indeed,  scarcely 
anything;-  to  serve  as  a  basis  for  solid  artistic  work. 

Yet  how  important  is  the  Ijasis,  the  tradition  with  which 
the  artist  begins!  We  often  hear  talent  and  genius  s])oken  of  as 
though  they  were  free  agencies,  capable  of  producing  their  effects 
as  completely  in  one  place  as  in  another,  "out  of  their  own  heads," 
as  children  say.  Scarcely  ever  is  the  fact  recognized  that  ])osiiion — 
the  point  at  which  the  individual  is  started  on  his  own  career  by  the 
previous  labors  of  others — determines  decisively  the  product  of 
p-enius.  Art,  it  has  been  said,  is  an  invention,  and  it  advances 
bv  passing  on  the  gains  of  each  generation  to  those  that  follow. 
The  artist  who  begins  work  low  in  the  scale  of  development  may 
excel  in  his  generation  and  greatly  influence  those  that  follow  him, 
but  his  creations  must  fall  far  short  of  the  highest  standard.  To 
realize  how  important  the  traditional  element  is  we  have  only  to 
imagine  two  writers  of  ecjual  native  talent,  one  reared  in  Finland, 
the  other  in  France,  and  then  estimate  the  difYerence  that  would  ex- 
ist between  the  value  of  their  respective  work. 

In  1850,  so  far  as  architecture  is  concerned,  the  United  States  was 
Finland.  We  had  no  stock  of  native  precedents,  no  fund  of  fruitful 
ideas,  no  developed  training;  in  a  word,  no  fecund  tradition  such  as 
we  have  been  talking  of.  There  was  really  nothing  at  home  for  the 
architect  of  talent  to  begin  with.  He  was  forced  to  act  as  the  colo- 
nists had  acted  before  him — import. 

There  were  two  sources  of  inspiration  to  which  the  architect 
turned:  England  and  France.  Given  a  choice  to-day  there  is  no 
doubt  which  would  most  attract  an  American.  Forty  years  ago, 
however,  the  I  jiited  States  was  not  completely  an  artistic  colony  of 
France,  and  our  kinship  with  the  land  which  is  facetiously  styled 
the  "mother  country"  was  not  the  remote  and  attenuated  connection 
it  has  since  become.  We  were  still  centered  in  England.  The  hered- 
itary instinct  for  the  old  home  was  not  yet  dead.  Besides,  at  the  mo- 
ment England  was  stirring  under  the  stimulus  of  perhaps  the  most 


BUILDIXG  AND  ARCHITECTURE  IN  NEW  YORK.  565 

vehement  development  of  architecture  in  modern  times — tlie  Gothic 
revival.  This  mediaeval  renaissance  was  in  1850  approaching  its 
meridian.  A.  W.  Pugin's  career  was  almost  ended.  W.  Butter- 
field,  J.  L.  Pearson,  G.  G.  Scott,  had  been  busy  for  many  years. 
Barry's  Houses  of  Parliament  were  nearly  completed,  and  Ruskin, 
who  had  already  published  "The  Seven  Lamps  of  Architecture," 
was  preparing  the  "Stones  of  \'enice."  which  appeared  in  1861. 

The  Gothic  revival  was  the  product  of  so  much  enthusiasm,  ear- 
nestness and  aspiration  that  it  would  have  been  curious  had 
our  impoverished  architects  remained  uninfluenced  by  it.  The 
American  phase  of  the  Gothic  revival,  however,  was  not  fully  de- 
veloped until  after  the  war.  We  might  use  ( ieorge  Aleredith's 
phrase  and  say  only  its  "progenitorial  foundation,'"  l)elongs  to  the 
earlier  period  we  are  here  considering. 

Trinity  Church  unquestionably  awoke  local  interest  in  the  new^  or 
reviving  st}'le.  That  building,  for  tlic  period,  was  an  important  un- 
dertaking, and,  especially  wIkmi  (.cnjoine'd  with  the  historical  asso- 
ciations of  the  site  on  which  it  was  placed,  was  of  a  nature  to  render 
particularly  cons])icuous  the  innovations  of  its  architect.  lUit,  alone, 
it  was  insufificient  to  count  for  much,  even  as  a  contributary  cause,  in 
the  production  of  a  i)lu'nomenon  so  great  as  the  ( lothic  revival. 
The  force  that  reallv  was  at  first  effective  in  Aiuerica,  more  so  in 
this  country  than  in  England,  was  not  architectural  l)Ut  literary. 
There  were  no  Gothic  monuments  in  the  United  States 
to  inspire  study  or  provoke  imitation.  The  architectural 
associations  of  even  the  Episcopal  Church  in  the  New 
\\'orl(l  were  not  with  Gothic,  but  with  the  classical  forms 
that  Wren  made  popular.  The  mediaeval  spirit,  so  far  as 
architecture  is  concerned,  never  touched  our  soil.  We  possessed 
none  of  the  picturesque  remains  and  gray  solemnities  which  sur- 
vived fhroughout  England  to  authorize,  as  with  the  force  of  an  an- 
cient decree,  the  acts  and  doctrines  of  the  Gothicists.  At  first  it  was 
through  letters,  especially  through  the  writings  of  Ruskin,  that  the 
Gothic  revival  reached  these  shores.  Later  on,  indeed,  our  archi- 
tects felt  the  direct  influence  of  English  architectural  example;  but 
then  a  reaction  was  commencing  abroad,  and  other  ideas  were  turn- 


566 


A  HISTORY  OF  REAL  ESTATE, 


Broad  Street,  New  York  City. 


MILLS  BUILDING. 
(1882.} 


George  B.  Post,  Architect. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  567 


568 


.1  HISTORY  or  REAL  ESTATE, 


BilLDlXG  AXD  ARCHITECTURE  J.\  NEW  YORK.  rfig 


THE  MUTUAL  LIFE  BUILDLXG 
Nassau  Street.  New  York  City.  Chas.  W.  Clinton,  Architect. 

(1884.) 


570  A  HISTORY  OF  REAL  ESTATE, 

in*?  the  profession  in  F.ni^land  in  new  directions.  Despite  the  talent 
it  enhsted.  the  revixal  in  the  I  nited  States  was  never  more  than  a 
secondary  and  derived  effort — the  exotic  of  an  ahen  sentiment.  It 
was  doomed  in  England  hecause  its  strength  was  of  tlie  past.  It  was 
doomed  here,  as  all  pnrely  imitative  efforts  nnist  he,  ])ecanse  it 
possessed  no  natix  e  element.  W'e  conld  not  say  even  this  mnch  with 
the  Englisliman : 

"and  yet,  and  yet — 

How  vuuM  it  be?    We  sti-(,ve  not  to  forget; 

Rather  in  vain  to  that  old  time  we  flung-. 

Its  hopes  and  wishes  round  our  hearts  we  hung, 

We  played  old  parts,  we  used  old  names  in  vain." 

The  Other  importation,  made  ahont  the  middle  of  the  century, 
which  was  nearly  as  alien  and  for  as  manv  vears  after  its  first  adop- 
tion quite  as  infertile  as  the  (iothiccame  from  h>ancc.  Itwasin  1855 
that  the  late  Richard  AI.  Hunt  returneil  to  Xew  \'ork  from  his  pro- 
fessional apprenticeship  abroad.  W  e  do  not  know  whether  Air. 
Hunt  was  actually  the  first  American  student  at  the  Ecole  des 
Ileaux  Arts.  There  can  be  no  question,  however,  that  he  was  the 
first  to  use  effectively  in  the  United  States  the  results  of  Parisian 
scholastic  training,  and  his  professional  success  and  personal  force 
undoubtedly  contributed  greatly  to  "advertise"  the  great  French 
school  among  American  architects.  When  ]\Ir.  Hunt  returned 
home,  current  Continental  ideas  and  traditions  had  scarcely  more 
force  in  American  architecture  than  they  received  from  the  work 
of  men  who  came  to  the  United  States  from  the  other  side, 
and  whose  hereditary  instincts,  if  not  their  training,  were,  European, 
men  such  as  Leopold  Eidlitz,  who  by  the  way  worked  as  draughts- 
man on  the  designs  for  Trinity  church,  the  late  Henry  Fernbach,  the 
late  Detlef  Lienau  and  others.  \\'e  si)eak  here  of  'Mr.  Hunt's  exam- 
ple merely  for  its  chronological  significance.  Alanv  years  elapsed 
before  his  influence  was  i)owerfu]ly  felt  in  his  profession,  and  then 
his  example  had  been  reinforced  l)v  one  greater  than  he,  for  it  was  in 
1862  that  H.  H.  Richardson  made  his  first  return  from  Paris,  start- 
ing his  active  professional  career  afterwards  in  Xew  York  in  1865. 

Native  talent  might  begin  with  worse  materials  than  those  olitained 
by  a  hos])ita])le  eclecticism.  The  weakness  of  modern  American 
architecture  is  not  duf  to  the  borrowed  capital  it  has  used,  but  to  the 


BUILDIXG  AXD  ARCHITECTURE  IX  NEIV  YORK.  571 

insignificance  of  the  subsequent  national  contribution  to  the  original 
stock.  We  have  remained  borrowers.  That  is  the  trouble.  Our  his- 
tory is,  in  the  main,  an  afifair  of  other  people's  currency.  Instead  of 
persistently  and  consistently  developing  our  own  ideas,  even  though 
it  be  from  a  starting  point  of  some  one  else's  ideas,  we  have  per- 
sisted with  nothing.  \\'e  have  been  satisfied  with  importing  some  new 
"style"  every  decade.  ^\'e  have  impressed  it  upon  churches, 
residences,  mcrcaiuile  and  governmental  l)uil(lings.  exhil)ited  it  in 
stone,  clay  and  iron,  covered  the  land  with  it,  then  summarily  dis- 
carded it  for  some  fresher  importation.  This  is  not  the  development 
of  an  art:  it  is  merely  the  method  of  the  milliner,  qualified  by  longer 
"seasons"'  and  more  durable  "old  clothes."  Gothic,  Queen  Anne, 
Romanesque,  Classic,  Academic  French — how  tiresome  the  enumer- 
ation of  these  superficial  renderings  of  European  ideas  that  have  had 
their  vogue  with  us  for  a  time!  Xot  one  left  any  permanent  resid- 
ium,  or  contributed  any  element  to  the  inherent  artistic  possessions 
of  the  nation.  We  know  more  "things"  now  than  we  did  in  1850. 
We  are  more  facile ;  perhaps  we  can  choose  better — but  that  is  the 
net  result  of  our  efforts.  It  is  merely  a  matter  of  readier  draughts- 
manship. Evidently,  in  1850,  we  were  in  Timothy  Tickler's  frame 
of  mind  :  "For  many  years  I  lived  very  comfortably  without  a  wife; 
and  since  the  year  1820  I  have  been  a  monogamist.  But  I  confess 
that  there  is  a  sameness  in  the  system.  I  should  like  very  much  to 
try  polygamy  for  a  few  years.  I  wish  Milton  had  explained  the 
duties  of  a  polygamist ;  for  it  is  possiljle  that  they  may  be  of  a  very 
intricate,  complicated,  and  unbounded  nature,  and  that  such  an  ac- 
cumulation of  private  business  might  be  thrown  on  one's  hands 
that  it  could  not  be  in  the  power  of  an  elderly  gentleman  to  overtake 
it." 

Certainly,  polygamy  is  the  system  according  to  which  we  have 
lived,  and  our  practices  have  resulted  in  an  accumulation  of  intricate 
and  complicated  business,  quite  beyond  the  artist's  talents.  It  does 
not  do  to  noise  the  statement  abroad,  but  the  fact  is  acknowledged 
frankly  bv  those  to  whom  the  noble  art  of  architecture  is  a  matter 
of  real  concern,  that  the  history  of  the  last  quarter  of  a  century  is, 
in  great  measure,  the  history  of  the  process  whereby  the  Architect 


574 


A  HISTORY  OF  REAL  ESTATE, 


LINCOLN  BUILDING. 
Union  square,  New  York  City.  R.  H.  Robertson,  Architect. 

(1885.) 


:iLDIXG  AXD  ARCHITECTURE  IN  NEW  \\ 


-76  niSTORV  OF  Rll.ll.  nSTATIl. 

—the  artist— has  bteii  ejected  from  the  i)rofessi()ii.  I'erms  of  cour- 
tesy Inw^  oulli\-e  their  ori-inal  a] )] >lication.  We  iiia\  therefore  citn- 
timie  to  -peak  of  thi-  ])ractice  of  architecture  as  a  profession,  hut  in 
-iricl  truth  it  is  hecouie  more  of  a  business  tlian  a  protessii  )n,  and  a 
very  severe  business.  con(Uicled  under  cou.litions  and  upon  i)rin- 
ciples  exactl_\-  ijaraUed  in  jiursuits  wliich  are  re.i^^arded  as  i)urely 
mercantile.  The  a-e  sek'Cts  the  tyi)e,  and  the  man  for  the  times 
has  nut  been  the  artist  l)Ut  the  architectural  ■'drunuuer,'"  the  fellow 
with  the  conuuercial  instinct  well  developed. 

In  1850,  as  we  have  seen,  architecture  in  this  countr\-  started  on 
its  modern  course  in  a  second-hand  way.  I'ro.^ress  was  slow.  l*or 
twenty  years,  perhaps  we  mii^ht  say  for  twent\-five  \  ears.  the  bulk 
of  the  work  done  was  of  the  dull  mechanical  Renaissance  t\-i)e 
which  received  its  most  grandiose  expression  in  the  designs  of 
Griffith  Thomas  and  John  Kellum.  Conspicuous  relics  of  it  are 
the  Park  Rank  Building  on  lower  llroadway,  and  the  old  A.  T. 
Stewart  mansion  on  Fifth  avenue.  That  sort  of  work  w  as  produced 
with  the  prolificness  and  the  cai)acit\-  of  luachinery  for  repetition. 
It  was  admired.  There  is,  we  kn(.)w,  nothing  in  the  whole  re]ier- 
toire  of  architecture  that  captures  so  completely  the  "fellow  in  the 
street"  as  the  Corinthian  column  and  its  stereotyped  accessories. 
These  are  the  flowers — the  immortelles — of  architectural  rhetoric. 
The  illiterate  never  tire  of  them.  The  architects  who  were  capable 
of  producing  this  sort  of  work  in  abundance  figured  as  the  "suc- 
cessful architects'"  during  tlie  period  of  which  we  are  speaking. 
The  more  serious,  considered  work  of  the  time,  the  National  Acad- 
emy of  Design  on  14th  street,  for  examjile ;  the  old  Produce  Ex- 
change, Temple  Emanu-el  on  Fifth  avenue,  the  Brooklyn  Art  Build- 
ing on  Montague  street,  was  cavaire  to  the  general.  The  attempts 
to  naturalize  Gothic  and  adapt  it  to  secular  jiurposes  were  never 
accepted.  Few  buildings  of  the  "revival"  remain  in  New  York, 
and  they  serve  merely  as  monuments  of  a  lost  cause,  and  as  witnesses 
to  the  first  artistic  purpose  that  was  manifested  in  our  architecture 
after  post-Colonial  days. 

(iiven  sufficient  time  and  steadier  conditions,  ])erhaps  something 
vernacular  and  permaneiU  might  have  resulted  from  the  attempt 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  577 

to  re-establisli  Gothic.  As  much  luay  be  said,  of  course,  of  any  of 
our  many  revivals  and  importations.  I  lammered  at  long  enough,  a 
native  element  might  have  l)een  weldeil  to  the  borrowed  material. 
Hut  the  time  necessary  for  the  process  w  as  not  given.  The  outbreak 
of  the  war  checked  the  course  (if  architecture  in  the  United  States 
as  it  checl^ed  ah  niher  ])ursuits  of  peace,  'idle  years  of  conflict  were 
lost  years  to  the  art,  years,  we  may  well  believe,  of  irretrievable 
value,  because  when  the  nation  returned  to  its  interrupted  vocations 
the  resumptidu  was  attended  by  intensity  and  pressure  previously 
unkniiwn.  llad  .\merican  architecture  been  more  firndv  estab- 
lished, richer  in  traditinn  and  ideas,  surer  of  its  direction,  the 
tremendous  call  made  uixm  it  after  the  close  of  the  war  wmild  have 
been  an  opportunit\  nf  va>t  value.  As  a  matter  of  fact,  our  archi- 
tects were  in  nn  way  ])re]iared  for  the  nudtitude  of  ])r(ib]ems  thrust 
upon  them,  dhe  prolessi(jn  was  recruited  in  haste,  and  the  work 
done  has  been  necessarily  of  the  nature  of  a  gigantic  improv- 
isation. We  have  been  obliged  to  borrow  and  adapt  instead  of 
creating  and  developing.  Tlie  immense  amount  of  work  to  be 
dealt  with  has  necessitated  the  acceptance  of  the  easiest  and  speediest 
processes.  How  vast  this  work  has  l)cen  ma\-  I)e  seen  from  the 
following  table  of  the  ])lans  filed  in  Xew  ^'ork  City  alone: 


Period.                    No.  of  Buildings.  Cost. 

18G8-18T2   11,223  $180,008,999 

1873-1877   <;.916  89,099,913 

1878-1.SS2   11.248  155,086,823 

1883-1887   17.287  256,067,(;48 

1888-1893   15,992  305,791,124 

1894-1897  (4  years)   13,095  291,090,215 


Hut  the  pressure  of  the  times  is  not  revealed  even  by  these  large 
figures.  We  nuist  lake  into  accomit  also  the  revolutionary  force  of 
innovations.  This  period  has  witnessed  the  general  adoption  of 
the  elevator,  the  introduction  of  the  apartment  house,  fireproofing, 
skeleton-construction,  the  sky-scraper,  electric  lighting,  in  addition 
to  a  multitude  of  radical  improvements  in  the  sanitation,  heating 
and  general  e(|uipment  of  buildings.  In  a  score  of  directions  the 
mechanical  activity  of  the  age  has  operated  powerfully  upon  and 
greatlv  intensified  the  problems  of  architecture.  Moreover,  the  in- 
37 


A  HISTORy  OH  REAL  ESTATE, 


BUILDIXG  AXD  ARCHITECTURE  IX  XEll'  YORK. 


HISTORV  OF  REAL  ESTATE, 


YORK  TIMES  BUILDING. 

George  B.  Post,  Architect. 

(1889.) 


LANCASHIRE  FIRE  INSURANCE   COMPANY'S  BUILDING. 
No.  25  Pine  Street,  New  York  City.  J.  C.  Cady  &  Co.,  Architects. 

(1889.) 


582  A  HISTORY  OF  REAL  ESTATE, 

crease  of  travel  and  tlie  enormous  addition  to  wealth  which  have 
occurred  in  the  last  (]uarter  of  a  century,  have  profoundly  affected 
public  taste.  The  most  luxurious  standards  of  European  life  have 
been,  as  it  were,  by  a  common  imjjulse  set  up  in  this  country  and 
democratized.  As  a  consequence,  our  architects  have  been  called 
upon  in  this  direction  also  to  satisfy  requirements  which  barely  ex- 
isted in  1850. 

While  considering  architecture  and  the  work  of  the  architect,  we 
must  be  careful  not  to  run  into  any  confusion  as  to  exactly  what  the 
matters  are  with  which  we  are  dealin.e.  There  is  a  great  deal  or 
loose  talk  current  about  modern  American  architecture.  It  is  com 
mon  to  attribute  to  Architecture  much  that  is  really  Engineering. 
The  skyscraper,  for  instance,  in  the  sense  which  it  impresses  most 
people,  is  not  an  affair  of  Architecture  at  all.  The  architect  is 
scarcely  more  responsible  for  that  daring  type  of  construction  than 
he  is  for  the  cantilever  bridge.  One  or  two  men,  it  is  true,  just  with- 
in the  limits  of  the  profession,  but  whose  ability  and  training  were 
far  stronger  on  the  mechanical  side  than  the  artistic,  took  part  in 
the  inception  of  the  idea  of  skeleton-construction.  The  develop- 
ment of  the  system,  however,  has  been  the  work  of  the  engineer. 
It  is  entirely  in  his  hands  to-day.  This  is  also  true  of  the  elevator, 
that  other  innovation  which  has  played  an  equal  part  with  the  steel 
framework  in  the  production  of  what  is  par  excellence  the  type  of 
American  structure.  With  the  development  of  sanitary  appliances, 
the  improvement  of  building  materials,  the  introduction  of  electric 
light  and  ])Ower  ,  the  use  of  fireproofing,  and  so  forth,  the  architect 
has  taken  a  decided] \-  subordinate  part.  He  has  rarely  been  the  in- 
novator. So  far  as  the  affair  of  actual  invention  goes,  that  is 
natural  enough.  But  in  another  direction,  wherein  he  might 
properly  be  expected  to  have  exerted  an  influence,  he  has  not  done 
so — these  improvements  have  not  in  any  great  measure  been  the  re- 
sult of  his  demands  or  of  his  perception  of  the  requirements  of  his 
clients.  He  has  not  subjected  himself,  as  the  Engineer  has  wholly, 
to  the  force  of  the  actual  needs  of  his  day.  He  has  been  content  to 
deal  with  these  at  second-hand  while  he  has  been  busy,  too  exclu- 
sively in  the  judgment  of  many,  with  the  superficial  side  of  design. 


BUILDING  AND  ARCHITECTURE  IN  NEA'   )  OR.v.  583 

Problems  that  should  have  been  of  prime  concern  to  him  have  l)een 
left  to  others  for  consideration  and  solution.  We  are  not  referring 
onlv  to  mechanical  matters.  Take,  for  example,  the  plan  of  the  tene- 
ment house  in  Xcv  York  and  the  plan  of  the  city  residence.  The 
types,  now  almost  fixed,  are  principally  the  work  of  the  contract 
builder  and  the  Iniilders'  draug-htsman.  \\'hile  these  Philistines 
have  been  laboring,  and  laboring  successfully,  with  the  intracta- 
liilitics  of  the  25-foot  lot  and  the  task  of  housing  with  some  com- 
fort the  population  of  a  little  village  within  arbitrary  areas,  the 
chief  contributions  of  the  "elect"  of  the  profession  have  been  the  ex- 
amples from  which  the  illiterate  "artchitect"  has  derived  the  misap- 
plied features  of  his  disturbing  exteriors. 

This  is  not  the  place  to  discuss  the  proper  function  of  the  Archi- 
tect. Perhaps  by  a  natural  dififerentiation  of  pursuits  his  function 
has  necessarily  sufifered  limitation.  This  limitation,  however,  is  a 
cardinal  fact  in  the  history  of  the  last  f|uarter  of  a  century.  Few  of 
our  architects  have  possessed  any  original  talent  for  construction 
or  evinced  any  decided  al)ilit\'  tor  the  scientific  side  of  their  pro- 
fession. All  that  appertains  thereto  has  been  ratlier  bothersome. 
It  has  been  necessary  to  deal  witli  it,  and  so  it  has  been  dealt  with, 
for  the  most  part  intelligenth-  and  often  skilfullv.  Hut  the  treat- 
ment has  been  rather  executive  and  supervisory  tlian  direct  and  jier- 
sonal.  The  modern  building  is  a  ]iroduct  of  many  l)rains,"  and  the 
architect's  contribution  con>i>i.s  in  the  main  of  administration,  the 
general  i)lan.  and  the  exterior  de-ign. 

The  exterior  design  is  tlie  eleineiit  tlie  arclntcct  has  most  cared 
for  In  It  he  has  been  interested  al^^vc  all  el-c.  He  has  willingly 
given  studv.  thought  and  time  to  it.  coninutnni^  to  others  the  diffi- 
culties ot  engineering,  sanitation,  construction  and  similar  utilities. 
He  has  preferred  the  role  ot  dilletante.  which  111  arclntecture  runs 

votved  in  the  complete  equipinent  ot  a  modern  otlin  Imilfliim   js  t:::.,,\\-: 

1.  Power  suppiy.  1-ixtur.s.  ,1    1    :  '1: 

2.  Bolters.  1.,  .-.-wiic  svstem  ;_  1 

3.  Chimney.  Is    l-.iii-on  rnnnci  rinn.  -    -      :  vi,-e. 

4.  Grates.  l:i    (.a.v  .1  11- 

5.  Fuel  and  storage.  ;;<>.  Kyiiamcis.    I  -    w.i;  i 

h.  Drainage  and  blow-offs.         hngines.  -.ii    I .  I.       m  ~. 

7.  Labor  and  staft.  zu.  Piping.  ..i.  liitenor  telephones. 

8.  Foundations.  z.i.  Lagging.  ..S.  bpealcing  tubes. 

9.  Elevators.  'Jt.  Steam  heating.  .1:1.  Bel.s. 
W.  Freight  e.evator.  j...  .^utomanc  heat  contro.. 
11.   ' 


584 


A  HISTORY  OF  REAL  ESTATE, 


THE  HOLLAND  HOUSE. 
(1SS9.) 

Fifth  Avenue  and  30th  Street.  George  Edward  Harding 


Gooch,  Architects. 


JILDIXG  AXD  ARCHITECTURE  IN  NEIV  YORK.  S^7 


588  A  HISTORY  OF  REAL  ESTATE, 

invariably  to  history  and  studies  in  the  externals  of  "styles."  Its 
practical  result  is  draughtsmanship  and  paper  designing.  Logical, 
organic,  substantial  architecture  requires  more  solid  foundation. 

Lender  these  conditions  it  is  natural  enough  that  a  very  great  part 
of  the  v.  ork  of  the  last  quarter  of  a  century  is  onlv  very  loosely  re- 
lated to  structure.  The  architect  has  produced  his  pictures  and 
stylic  essays,  and  these  have  been  built  as  facades  devoid  of  radical 
correspondence  with  the  internal  disposition,  and  construction  of  the 
buildings  they  enclose. 

That  is  a  poor  way  of  doing  architecture,  but  it  is  all  the 
poorer  if  the  designer  is  pressed  by  the  amount  of  work 
he  has  to  accomplish  and  harrassed  by  a  perpetual  demand 
for  something  new.  That  has  been  the  position  in  which  our  ar- 
chitects have  found  themselves  in  an  intensely  busy  and  competitive 
age.  The  task  of  getting  commissions  and  executing  them 
with  the  celerity  clients  demand  has  been  in  itself  a  consuming  busi- 
ness, particularly  as  the  successful  members  of  the  profession 
placed  no  limit  upon  the  amount  of  work  they  were  willing  to 
accept.  Their  draughting  rooms  have  been  converted  into  veritable 
workshops.  Conditions  favorable  to  artistic  study  or  production 
have  been  replaced  by  the  air  and  bustle  of  the  banking  house. 
What  with  clients,  contractors,  material-men,  the  disbursing  of 
large  sums  of  money,  the  urgency  of  work,  the  necessity  for  organi- 
zation and  a  large  stafif  of  employes — the  pursuit  of  architecture  has 
undergone  a  pretty  thorough  commercialization.  The  mercantile 
spirit  has  conquered  the  studio,  and  "Art"  there  has  become  a  com- 
modity, a  high-class  commodity,  it  is  true,  but  one  such  as  is  dealt  in 
in  china  factories  and  the  workshops  of  silversmiths  and  furniture- 
makers.  Under  conditions  of  this  sort  "styles,"  "novelties," 
"fashions,"  become  matters  of  prime  concern.  Thev  are  competi- 
tive elements.  They  impress  the  customer.  They  are  of  immense 
importance  too  in  "holding  trade"  and  maintaining  prices.  In  the 
political  economy  of  the  tailor  and  milliner  this  fact  has  long  been 
accepted.  Fashions  are  cheapened  by  time,  but  the  "seasons"  re- 
establish values.  Architecture,  as  a  commodity,  has  been  subjected 
to  the  same  law,  and  step  by  step,  as  the  profession  has  been  com- 


BUILDING  AND  ARCHITECTURE  IN  NEJV  YORK.  589 

mercialized  in  the  last  quarter  of  a  century,  greater  attention  has 
been  given  to  "styles." 

Social  changes  rarely  come  about  consciously.  Men  do  not  plan 
for  them.  They  are  quietly  imposed  upon  the  individual  whose 
methods  and  ideas  are  insidiously  moulded  into  conformity  with  the 
new  order.  No  announcements  are  made.  The  work  is  done,  we 
may  say,  diplomatically,  by  minute  conversions  and  perversions  of 
the  established  order.  The  old  activities  of  men  continue,  but  they 
tend  to  different  results.  The  last  matter  to  be  touched  is  the  out- 
ward appearance  of  things.  "Revivals,"  "refnrmatinns,"  all  the  pro- 
cesses of  return  by  which  men  imagine  tliey  ma_\'  more  firmly  es- 
taljlish  the  d(.»ome(l  regime,  unlv  cuntribute  to  its  downfall.  It  must 
not  therefore  be  imagined  that  the  conditions  we  have  just  outlined 
have  been  consciously  produced  by  the  architect.  Jie  is  scarcely 
aware  of  their  existence.  They  have  come  despite  him.  His  hard- 
est struggle  has  been  to  be  artist,  and  the  irony  of  circumstances 
has  evolved  from  his  efforts  the  fashionable  shop,  and  a  commer- 
cialized profession.  Even  the  pursuit  of  styles  has  been,  on  his  part, 
a  labor  to  discover  a  solid  foundation  for  his  art.  Gothic,  Queen 
Anne,  Romanesque,  Classic. 

"Old  things  repeated  with  diminished  grace. 
And  all  the  labored  novelties." 

each,  alike,  was  enthusiastically  adopted  as  a  permanent  basis  for 
modern  work.  T^ntireh' hopeless  the  quest  has  been.  The  more  we 
have  clianged.  the  more  we  have  remained  the  same.  Xot  the  in- 
dividual but  the  conditions  control,  and  as  we  have  seen  the  condi- 
tions of  our  day  are  too  mechanical,  commercial  and  rapid  for  the 
artist.  There  is  little  place  for  him  in  the  profession.  The 
sharp,  practical  executive  with,  perhaps,  some  taste  for  decoration, 
is  the  successful  man.  In  this  fact  we  see  the  reason  why  the 
Ren.aissance  and  the  so-called  "Classic"  styles  have  persisted  during 
the  last  quarter  of  a  century  despite  all  attempts  at  innovation.  The 
formal  elements  of  these  styles  have  been  completelv  stereotvped. 
They  can  be  produced  mechanically.  Thev  constitute  a  set  of 
standard  patterns  or  molds  that  anyone  can  use.  They  exactlv  suit 
an  age  whose  idea  of  progress  is  centered  in  interchangeable  ma- 
chinery and  whose  appreciation  of  art  is  chieflv  a  susceptibilitv  to 
maenitude  and  show. 


590 


.-/  HISTORY  OF  REAL  ESTATE. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


THE  I  XIOX  TRUST  BUILDING. 
Broadway,  south  ol  Wall  Street.  George  B.  Post,  Architect. 

(1890.) 


594  HISTORY  OF  RIl.lL  ESTATE. 

JnirtluT  on  will  he  found  tables  in  which  arc  <?ivcn  lists  of  typical 
hi'.ildiniis,  planned  for  since  I.S68,  and  the  chief  work  uf  some  of  the 
more  ])r()minent  architects  of  the  day,  chron(jlo<^ically  arranj^'ed.  The 
tables,  of  course,  are  in  no  sense  exhaustive.  They  are  merely  in- 
tended to  furnish  a  sufficient  number  of  examples  of  current  work 
from  year  to  year,  so  that  any  who  may  be  interested  may  study  in 
the  concrete  the  course  of  architecture  in  Xew  York  Citv  during  the 
last  (juarier  of  a  century.  Some  ljuildings  are  included  in  the  list 
solely  for  the  i)ersonal  interest  attached  to  them  as  the  work  of  men 
who,  a  (|uarter  of  a  century  ago,  were  the  celebrities  of  the  profes- 
sion, Init  are  now  forgotten,  and,  conversely,  others  of  little  intrinsic 
merit  are  recorded  because  they  re])resent  the  early  efTorts  of  men 
who  won  for  themselves  later  a  i)rominent  position  in  their  vocation. 

A\'e  have  not  deemed  it  necessary  to  go  further  back  than  1868 — 
the  close  of  the  war — for  reasons  already  given.  Although  1850  may 
be  regarded  as  the  beginning  of  the  modern  era,  very  little  work  was 
produced  for  twenty  years  of  any  particular  architectural  signifi- 
cance. lU'sides,  most  of  what  was  done,  deserving  even  passing  con- 
sideration has  been  i)ulled  down.  A  few  buildings  remain,  however, 
that  deserve  to  be  mentioned.  ( )f  Trinity  Church  we  have  spoken. 
Trinity  liuilding,  Xo.  iii  IJroadway,  remains  as  a  belated 
specimen  of  an  old-time  office  building.  It  dates  from  1853.  ^ 'i*^ 
Astor  Library  may  be  regarded  as  typical  of  the  best  class  of  build- 
ing of  its  day  devoted  to  public  service.  The  south  end  was  built 
in  1854  and  the  middle  part  in  1859.  The  north  end  is  much  more 
recent,  dating  from  1881  only.  This  building  reminds  us  of  the  mid- 
cer.tury  interest  taken  in  mediaeval  things  architectural,  for.  though 
strictl}'  sjx'aking  it  is  not  a  product  of  the  Gothic  revival,  its  design 
is  evidentlv  based  upon  Gartner's  Library  in  Munich,  and  so  recalls 
the  bavarian  Romanesque  movement  of  sixty  years  ago.  St. 
George's  Church  (1846-1850)  in  Stuyvesant  Square,  is  one  of  the 
oldest  ecclesiastical  buildings  remaining  in  the  city  and  may  be  stud- 
ied with  Trinity  Church  as  representing  the  best  that  was  done  in 
the  earlv  period  of  wdiich  we  are  speaking.  To  a  later  date,  1856,  be- 
longs the  old  Produce  Exchange  that  stood  on  the  site  on  Whitehall 
street  now  occupied  by  the  clumsy  Army  Building.    Some  years 


BUILDIXG  AXD  ARCHITECTrRE  /.V  NEir  YORK.  595 

later,  in  1862,  the  Academy  of  Design,  23d  street  and  Fourth  ave- 
nue, was  produced.  A  new  edifice  for  the  academy  is  now  building 
uptown,  and  it  cannot  be  long,  in  the  ordinary  course  of  things,  be- 
fore this,  the  most  interesting  secular  work  produced  by  the  Gothic 
revival,  is  pulled  down. 

We  are  able  to  give  a  picture  of  the  first  townhouse  designed  by 
the  late  Richard  AI.  Hunt — the  Rossiter  residence,  Xo.  1 1  West  38th 
street,  built  in  1855,  and  demolished  some  time  ago.  See  page  — . 
It  represents  not  only  the  earliest  ])rofluct  in  Xcw  York  of  Parisian 
training,  but  will  serve  as  an  example  of  design  rather  above  the 
average  of  its  day.  The  Studio  lUiilding,  West  loth  street,  also  done 
by  Mr.  Hunt  (in  1856).  remains,  and  may  be  studied  as  re|)resenta- 
tive  of  a  more  utilitarian  tyj^e  of  structure. 

With  these  "ensamples,"  the  student  who  is  not  inflicted  with 
merely  historical  curiosity  may  be  content.  There  is  little  more  of 
artistic  value  for  him  in  the  city  dating  earlier  than  1868  and  later 
than  1850.  With  the  close  of  War  the  real  business  of  modern  archi- 
tecture began,  and  it  began,  as  he  will  see  from  our  tables,  with  the 
florid  Renaissance  work  of  Griffith  Thomas,  Kellum  and  others, 
such  as  the  Park  National  Bank  and  the  old  Xew  York  Life  Build- 
ing, with  the  "iron  front"  structure  of  which  the  (lilsey  Hotel  and 
the  Tiffany  store  are  examples,  and  with  the  final  productions  of  the 
Gothic  revival. 

It  would  be  interesting  to  trace  at  S(\inK'  length  the  personal  side 
of  architectural  history,  l)ut  too  much  space  would  be  required.  We 
must  mention,  however,  that  ]Mr.  Hunt,  who  had  spent  the  troublous 
years  of  the  Rebellion  in  European  study,  had  returned,  in  1868,  to 
New  York  to  resume  the  practice  of  his  profession,  and  Mr.  George 
B.  Post  was  about  to  receive  his  first  important  commission — as  en- 
gineer rather  than  as  architect — that  for  the  Equitable  Life  Build- 
ing, associated  with  Messrs.  Gillam  &  Kendall.  We  mention  Mr. 
Hunt  and  Mr.  Post  because  it  may  fairly  be  said  they  represent  per- 
haps more  notably  than  any  other  two  individuals  the  thoroughly 
trained  and  technically  educated  element  which,  about  thirty  years 
ago,  commenced  to  gain  an  ascendancy  in  the  profession.  It  is,  per- 
haps, invidious  to  select  these  two  names  from  a  list  that  includes 


596 


HlSrORY  OF  KRAI.  EST  ATE 


BUILDIXG  AXD  ARCHITECTURE  /.V  NEW  YORK. 


597 


BUILDING  AND  ARCHITECTURE^  IN  NEW  YORK. 


EDISON  BUILDING. 

Broad  Street,  New  York  City.  Carrere  &  Hastings.  Architects. 

(1891.) 


6oO  A  HISTORY  01-   R/i.lL  liSTATIl, 

R.  rpjoliii,  Jaincs  Kcnwick,  Clias.  C.  Haight,  Russell  Sturj^is, 
Edward  II  Kendall,  hut  Mr.  Hunt  and  Mr.  I'ost  attained  at  an  early 
date  a  i)r( >niinence  which  came  to  others  either  later  or  in  a  some- 
what lesser  dci^rce.  It  ha])pened,  moreover,  that  both  of  them  ar- 
rived on  the  scene  at  the  very  niomeiU  when  modern  conditions  were 
hrst  niakint;-  themselves  felt  and  just  at  the  time  when  the  novelties 
and  innovations,  artistic  and  mechanical,  that  are  the  most  conspic- 
uous elements  of  modern  architecture  were  about  to  be  introduced. 
Mr.  Hunt  and  Mr.  Post  possessed,  the  one  an  artistic,  and  the 
other  a  sciiiuific  preparatory  training-  which  have  since  become 
requi>ite  to  ^ood  ])rofessional  stanrlini;'  if  not  to  fmancial  success. 
It  so  ha|)pened  that  both  these  men  were  called  upon  early  in  their 
career  to  ])ro(luce  buildini^s  tliat  without  unnecessary  (pialifications 
may  be  considered  new,  as  to  t\pe.  In  1869  Mr.  Hunt  hied  ])lans 
for  the  Stuyvesant  Apartment  House  on  i8th  street,  100  feet  west  of 
Third  aviMuie.  Tliese  were  the  first  flats  in  New  York  City,  the 
forerunner^  not  only  of  a  vast  chang-e  in  the  social  life  of  the  city,  but 
of  new  i)roblems  for  the  architect.  It  is  true  the  .Stu_v\-esant  flats 
were  jjroduced  by  the  reconstruction  of  old  houses,  l)Ut  nevertheless 
they  were  the  first  embodiment  of  new  ideas,  which  were  afterwards 
more  com|)letel\'  worked  out.  Perha|>s  the  first  ])uilding  in  the  city 
planned  as  an  apartment  house  and  constructed  for  that  purpose 
from  cellar  to  roof,  was  The  Jardine,  still  standing,  in  West  56th 
street.  It  was  designed  by  ^^Ir.  Jardine,  of  Jardine.  Kent  &  Jardine, 
in  1872,  and  was  first  occu])ied  by  tenants  in  the  fall  of  that  year. 

For  five  \  ears  after  i8C)8  very  little  architectural  work  of  any  in- 
terest was  i)roduced  in  the  city,  excejjt  in  church  design.  Lord  & 
Tavlor's  store,  on  liroadwav,  corner  of  20th  street;  the  Seamen's 
Bank  for  Savings.  Wall  street ;  the  Ivemp  lUiilding,  William  and  Ce- 
dar streets;  the  Drexel  liuilding.  Wall  and  15road  streets  (one  of  the 
first  fire-jiroof  buildings  in  the  city),  represent  what  was  then  con- 
sidered first-class  commercial  l)uildings  of  more  than  average  artis- 
tic merit.  In  1870  Mr.  Hunt  commenced  the  Presbyterian  Hospital, 
a  restless  building  which  exhibits  a  conflict  between  the  Gothic 
vogue  of  the  dav  and  Mr.  Hunt's  earlier  training.  The  Lenox  Li- 
l)rarv.  another  of  Mr.  Hunt's  works,  dates  from  1871.    It  is  a  cold 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  6oi 

and  stark  building,  but  it  possesses  a  stately  and  monumental  char- 
acter, which  was  a  new  element  in  American  architecture  at  the 
time.    Its  g-ood  qualities  are  French. 

In  1873  tlie  development  of  the  high  modern  office  building  com- 
menced, and  the  first  steps — the  Western  Union  Building  and  the 
Tribune  Building — were  luade  by  Mr.  Post  and  Mr.  Hunt.  Both  of 
these  buildings  nuich  overtopped  the  highest  commercial  struc- 
tures then  existing.  Indeed,  for  many  years  they  remained  signal 
examples  as  to  altitude.  Yet,  undoubtedly,  they  indicated  the  new 
requirements  of  the  city,  and  would  have  lx>en  followed  quickly 
by  other  buildings  of  nine  or  ten  stories  had  it  not  been  for  the  long 
depression  that  followed  the  panic  of  '73. 

It  is  interesting  to  note  that  in  these  two  designs  the  office 
building  was  carried  at  a  single  bound  to  the  utmost  height  made 
commercially  possible  by  the  elevator.  The  old  Western  Union 
Building  was  some  ten  stories  high,  and  this  was  not  exceeded  by 
more  than  one  story,  if  by  that,  until  the  introduction  of  skeleton 
construction. 

Eighteen  hundred  and  seventy-five  is  notable  as  marking  the  pass- 
ing away  of  the  old  llorid  Renaissance  type  of  design.  The  Dime 
Savings  Bank,  32(1  street  and  I'lfdadway.  and  the  Greenwich  Savings 
Bank,  71  Sixth  avenue,  were  among  the  last  important  essays  in  this 
species  of  mechanical  design.  Two  or  three  years  later  the  Gothic 
tradition  vanished  as  an  element  in  general  jiractice  with  the  Metro- 
politan Trust  Co.'s  lUiilding.  37  and  y)  Wall  street,  and  the  begin- 
ning of  Columbia  Gollege  buildings  by  .Mr.  ('.  C.  Haight.  After 
1878  a  rather  non(lescri])t  Renaissance  w  as  dominant  for  some  years, 
but  in  the  lighter  work  of  the  perioil  ajijieared  what  Freeman  has 
somewhere  described  as  "that  absence  of  st\le.  called  Queen  Anne." 

About  1880,  the  restless  interest  of  the  profession  in  "something 
new"  led  to  a  rapid  series  of  adaptations  which  has  made  American 
architecture  of  the  last  twenty  years  the  "thing  of  shreds  and 
patches"  it  is.  For  instance,  in  1879,  plans  were  filed  for  the  Union 
League  Club  and  for  the  57th  street  part  of  Cornelius  \'anderbilt's 
residence.  In  1880  plans  were  filed  for  the  Dakota  Apartment 
House,  the  United  Bank  Building,  the  Post  Building,  and  for  the 


MORRIS  Bl'ILDIXG. 

C4  and  «,S  Droad  St.,  New  York  City.  Youngs  &  Cable,  Architects. 

(1891.) 


^-VG-  AXD  ARCHITECTURE  IX  NEW  YORK. 


£6  CXCHAN5C-FL- 


•h-Y-ClTY- 


6o6 


A  HISTORY  OF  REAL  ESTATE, 


office  building-  at  No.  53  liroadway.  Jn  1881  plans  were  filed  for  the 
.Mills  r-uildino-,  for  the  I'roduce  hLxehange,  for  the  Casino  Theatre. 
In  1882  the  Union  Theological  Seminary  was  commenced,  as  well 
as  the  Washington  Building,  the  Villard  residence,  the  Tiffany  resi- 
dence, and  the  Navarro  Apartment  houses.  The  chaotic  list  in- 
cludes pretty  nearly  every  style  from  Moorish  to  nondescript.  Two 
tendencies,  perhaps,  are  noticeable  in  these  examples.  In  one  direc- 
tion we  may  see  the  advent  of  a  more  accurate  and  scholarly  render- 
ing of  the  Renaissance  styles  than  we  had  hitherto  known,  and 
in  another  direction  the  struggle  to  retain  the  free  picturesque  qual- 
ities of  Gothic  work,  while  discarding  Gothic  forms.  The  Tiffany 
house,  the  A'anderbilt  residence,  the  Union  League  Club,  the  office 
building  at  55  Broadway,  are  examples  of  this  latter  tendency.  The 
Post  Building,  Mills  Building,  Metropolitan  Opera  House  (1881), 
the  Knickerbocker  Apartment  House  (1882),  Villard  residence,  the 
Mutual  Life  Building  (1883)  represent  the  opposite  tendency  to- 
wards the  formal,  the  balanced — in  short,  the  classic. 

In  the  end  the  latter  tendency  proved  to  be  the  stronger  of  the  two, 
or,  perhaps,  we  should  rather  say,  it  better  suited  the  conditions  of 
the  hour.  Roman  architecture  and  its  Renaissance  derivatives  are 
essentially  styles  of  pomp  and  show,  and  pomp  and  show  are  essen- 
tially the  articles  that  the  modern  public  seek  when  they  go  into  the 
market  to  buy  "art,"  either  for  their  homes  or  their  places  of  busi- 
ness and  recreation.  That  is  one  reason  for  the  success  of  the  "clas- 
sic" and  cognate  types,  the  forms  that  Clough  had  in  mind  when 
writing, 

"I,  from  no  building,  gay  or  solemn, 
Can  spare  the  graceful  Grecian  column." 

That  is  one  side  of  the  matter — the  public  love  for  pompous  and 
rhetorical  form.  The  other  side  of  the  matter  is  esoteric  and  profes- 
sional. It  is  this:  the  successful  architect  to-day  obtains  an  amount  of 
work  quite  beyond  his  capacity  as  artist.  To  retain  this  work  and 
execute  it  a  large  staff  is  necessary,  and  this  force,  if  it  is  to  accom- 
plish work  speedily,  economically  and  without  hitch,  must  operate 
along  clearly  understood  and  well-defined  lines.  It  is  plainly  impos- 
sible for  the  head  or  even  the  heads  of  our  great  architectural  estab- 


BCILDIXG  AXD  ARCHITECTURE  /.V  NEW  YORK.  607 

lishments  to  personally  design  more  than  a  small  part  of  the  build- 
ings intrusted  to  them.  They  cannot  do  more  than  direct  and  ad- 
vise subcjrdinates.  For  counsel  to  be  easy  on  the  one  hand,  and 
promjjt  and  sure  of  result  on  the  other,  it  is  requisite  that  the  archi- 
tect and  his  assistants  should  deal  with  a  thoroughly  understood 
order  of  facts.  Xow,  "classic"  furnishes  just  such  an  order  of  facts. 
It  has  been  thoroughly  methodized.  It  is  taught  in  all  the  schools 
as  the  alphabet  of  architecture,  so  that  it  is  become  really  a  species  of 
labor-saving  device  for  the  pressed  and  hurried  architect.  There  is 
nothing  else  that  can  possibly  take  its  place  in  this  regard.  No  large 
office  could  be  so  thoroughly  regimented  and  organized  with  any 
"free"  style  as  the  basis  of  operation,  hence  in  the  last  few  vears 
architect  after  architect  has  discarded  old  predilections  and  adopted 
"classic."  The  onlv  nu-u  whn  have  been  able  to  resist  are  a  few 
strong  individuals,  who,  through  f(jrtune  or  misfortune,  are  not  over- 
burdened with  commissions. 

Near  the  middle  of  the  eighth  decade  appeared  what  has  been 
called  "The  Romanesque  Revival"  in  New  York.  For  a  brief  space, 
until  1890  or  later,  it  dominated  architectural  practice.  Romanesque, 
of  course,  was  not  a  new  thing  in  this  country  at  that  time,  but  the  ex- 
periments of  earlier  days  were  quite  forgotten.  The  later  popular- 
ity of  the  style  was  due  to  the  brilliant  success  of  H.  H.  Richardson 
with  certain  Provengal  ornamental  details  which  he  adopted,  modi- 
fied and  used  with  remarkable  efTect.  It  was  natural  enough  that  his 
famous  Trinity  Church  at  Boston  (1877)  shcjuld  influence  ecclesias- 
tical work,  but  the  adoption  of  the  author's  Romanesque  manner  in 
a  wholesale  degree  for  residences,  office  buildings,  stores  and  ware- 
houses, is  a  very  pointed  example  and  proof  of  what  has  been  said  in 
these  pages  about  "fads"  and  "styles,"  and  the  modish  nature  of  mod- 
ern architectural  i^ractice.  The  best  examples  of  the  style  in  New 
York  are  the  Times  lUiilding.  the  United  States  Trust  liuilding,  the 
Union  Trust  Building  (1889),  Market  and  Fulton  Bank  (1888),  the 
Telephone  Building,  Cortlandt  street  (1887):  St.  Agnes'  Church 
(1889).  To  these  must  be  added  the  later  works  of  Cyrus  L.  W.  Eid- 
litz,  such,  for  instance,  as  the  Raquet  Club  (1891),  on  West  44th 
street ;  the  Telephone  Building,  Broad  street ;  the  Bank  for  Savings 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  609 


6io 


A  HISTORY  OF  REAL  ESTATE, 


THE  PIERCE  BUILDIXG. 
Xuiihwest  coi-ner  Hudson  and  Franklin  Sts.  Carrere  &  Hastings,  Architects. 

(1892.) 


BUILDING  AND  ARCHITECTURE  IN  NEir  YORK.        6l  I 


6i2  A  HISTORY  OF  REAL  ESTATE, 

(1893-4),  22(1  Street  and  Fourth  avenue.  Loni;-  before  the  latter  date, 
however,  the  profession  had  utterly  discarded  the  style  which  it 
had  so  enthusiastically  taken  up. 

Following  the  l\onianes(|Ue  revival,  the  profession  returned  to  the 
Renaissance,  if.  indeed,  we  may  si)eak  of  a  "return"  to  fornjs  which 
had  never  been  (lroi)])e(l  by  nian\-  jjractitioners.  .Much  of  the  new 
work  that  was  done  was  i)atterned  after  Italian  buildings  of  the  six- 
teenth centur\ .  The  transitional  details  of  the  period  of  Francis  the 
J^'irst,  were  also  received  with  favor.  The  latter  may  be  seen  in  ]:)uild- 
ings.  such  as  the  Home  Life  Building  (  i8y2).  the  addition  t(j  Corne- 
lius \'anderbilt's  residence  (1893).  the  residence  of  John  Jacol)  Astor 
(i8<j3) — the  last  important  design  of  'Sir.  R.  H.  Hunt — the  Fahy's 
Building  (1894)..  etc.  At  the  same  time,  largely  through  the  influ- 
ence of  McKim.  Mead  &  White,  the  use  of  strictly  Roman  details 
became  popular.  The  Bowery  Savings  Bank  (i8i;3)  is  a  good  ex- 
ample of  this  work.  From  1893,  nioreover,  may  be  dated  the  im- 
portation of  the  Academic  Beaux-Arts  manner,  which  is  now  the 
latest  mode  in  architecture.  Carrere  &  Hastings,  it  is  true,  designed 
the  Pierce  Building  on  Hudson  street  as  early  as  1890,  and  the  Mail 
and  Express  Building  in  1891.  but  these  buildings  were  rather 
French  than  Academic.  The  Life  Building  (1893).  ^'""^  Scribner 
Building  of  the  same  year,  the  Herter  residence  (finished  181)4),  t'lt- 
Yovmg  residence  (1895),  the  Hotel  Renaissance  (18^5),  and  the  Sin- 
ger Building  (1897).  are  prominent  examples  of  a  fashion  which  is 
likely  to  be  in  great  favor  for  a  year  or  tw  o  to  come,  but  which  is  as 
sure  to  be  superseded  by  some  other  adaptation  as  was  the  Gothic, 
the  Queen  Anne,  and  the  Romanescjue  and  those  other  departed 
"fads"  of  which  we  have  spoken. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


615 


6i6 


A  HISTORY  OF  REAL  ESTATE, 


3UILDIXG  AXD  ARCHITECTURE  /.V  .V£ff  YORK. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  621 


MAIL  AND  EXPRESS  BUILDING. 
Broadway  and  Fulton  Street,  New  York  City.  ,;tre  &  Hauiiigs.  Arch: 


622 


A  HISTORY  OF  REAL  ESTATE, 


624 


A  HISTORY  OF  REAL  ESTATE, 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  625 


New  Street  entrance.  ■^'•^•^'HATTAn  BUILDING. 

Kimbal]  &  Thompson,  Archit. 


A  HISTORY  or  REAL  ESTATE, 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


629 


m 

m 


mil  mmm 


mi 
m 


mmm 
mmmi 


mil 


ml 


1 


mm 


mm 

mmmi 


630  A  HISTORY  OF  REAL  ESTATE. 


KfLTUX  lUlLlUXCI. 

Nassau  Street,  New  York  City.  De  Lemos  &  Cordes,  Architects. 

(1S<«.) 


From  Street. 


OFFICE  BUILDING. 

Henry  J.  Hardenbei gli.  .\rchitect. 

(1S93.) 


632  A  HlsrOKV  OF  REAL  ESTATE, 


(1894.) 


6^4 


A  HISTORY  OF  REAL  ESTATE, 


BUILDING  AND  ARCHITECTURE  IN  NEIV  YORK. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


THE  JOHN'  WOLFE  BUILDING. 
Maiden  Lane  and  William  Street.  Henry  J.  Hardenbergh,  Architect. 

(1895.) 


640 


HISTOK)-  ()/••  KE.IL  ESTATE, 


mmmii 


i  '  1 


m 


mm 


mmmi 
\^-mm.. 


liii 
mm 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


642 


A  HISTORY  or  REAL  ESTATE, 


RESIDENCE  OF  CHARLES  T.  YERKES.  ESQ. 
Fifth  Avenue  and  GSth  Street.  R-       Robertson,  Architect. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  643 


644 


A  HISTORY  OF  REAL  ESTATE, 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  645 


646 


A  HISTORY  OF  REAL  ESTATE, 


u  m 

■wdm 

U  M  N  Ms      M  ;  ;  ^  M  :  ; 

'mm  mm 

mm 

\  ■■  \  \  ■■  \  ■■  ■  \ 

::::::.::: 
::•::::::  ::::::::: 

Wmi. 

Central  Turn  Verein   

Mount  Morris  Baptist  Cluirch  

Presbyterian  Churi  h  

Trinity  Mission  H.uisr  

Five-sty  dwelling   

United  States  Trust  Co.'s  Building  

Methodist  I'.ook  Cun.  ein  Building  

Met.  Tel.  aiul   I'el.  Co.'s  P.uilding  

Coi-bin  Buil.ling   

mm 

"mm 

mm 

DUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  647 


648 


A  HISTORY  OF  REAL  ESTATE. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  649 


RESIDENCE  OP  R.  M.  BULL.  ESQ. 
40  East  4()th  Street.  Clinton  &  Russell.  Architects. 

(1S97.) 


BVILDIXO  AXD  ARCHITECTL'RE  IN  h'EII'  YORK. 


'^r  rr 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  653 


IIESIDEXCES. 

(ISDT.) 


Clinton  &  Russell,  Architects. 


BUILDING  AXD  ARCHITECTURE  IX  XEIV  YORK.  6 


WESTERN  NATIONAL  BANK. 
N'assau  and  Pine  Streets,  New  York  City.  George  B.  Post.  Architect. 

(1898.) 


BUILDING  ASD  ARCHITECTURE  IN  NEW  YORK. 


EXTHAXCE  COURT. 
Broadway  and  Exchange  Place.  Clinton  &  Russell. 


658 


A  HISTORV  OF  REAL  ESTATE, 


I.  II  h  i  III 


wmmmm 


BUILDING  AND  ARCHITECTURE  IN  NEIU  YORK. 


7 


A  HISTORY  OF  HEAL  ESTATE, 


1  &  Russell,  Architects. 


BUILDING  AXD  ARCHITECT  URE  IN  NEW  YORK.  66l 


BilLDlSG  AXD  ARCHITECTURE  IX  NEW  YORK. 


^  * 


iSS Iff 23r 
lis  13? 

IBS  g^gggr 


THE  FRANKLIN  BUILDING, 
eet.  New  York  Citv.  Clinto 
(1808.) 


'i  Russell,  Archi 


-664 


A  HISTORY  OF  REAL  IISTATII, 


BUII-DIXG  AM)  ARCHITECTURE  IS  NEW  YORK. 


665 


BUILDIXG  AND  ARCHITECTURE  IN  NEW  YORK.  667 


A  HISTORY  OF  REAL  ESTATE. 


THE  COMMERCIAL  CABLE 
York  City. 

(1898.) 


670 


A  HISTORY  OF  REAL  ESTATE, 


672 


A  HISTORY  OF  REAL  ESTATE, 


.^^  ...    J,  ^,  ^  A    -I  -n. 


('HKSEHR(U(;H  Bl'ILDIXG. 
(Now  building.) 

Pearl  and  State  Streets.  New  York  City.  Clinton  &  Russell,  Architects. 

(1.S98.) 


BUILDING  AXD  ARCHITECTURE  IN  NEJJ'  YORK.  673 


THE  CHIEF  WORK  OF  NEW  YORK  ARCHITECTS. 

BABB.  COOK  &  WILLARD. 
Bldg.  Completed.  Location. 


18Si>  Residence  Mrs.  F.  R.  Brown,  l(t4th  st. 

issii  Warehouse,  173  and  175  Duane  st. 

iSNl  ( iffice  building,  55  Broadway. 

l.ss.')  Factory.  Hanan  &  Son,  Centre  st,  cor  of  White  st. 

IS.SU  Residence  Theo.  L.  De  ^'inne.  W.  st  ICnd  av,  cor  W,  7(jth  St.. 

ISiJl  De  Vinne  Press  HuiMiim,  I  .a  l.i  \  -t  1  .■        r,,v  4th  st. 

l.st)5  Studio  for  J.  D.  Siniiii.  ,  i.'i;  i;.  :;i;ti,  si. 

1S'J5  Residence  James  inis   i1m\i,  :;in   w.   7,-,th  st. 

lS!J(j  Residence  F.  J.   Stimsoii,  W    T."m  h  st. 

ISOC  Residence  P.  D,  Craxatli.  InT  i:.  st. 

1S97  Residence  Fredk.  P..  i'latt,  (  liniMii  aw  P.rook'iyn    X.  Y. 

1898  Printing  House,  X.  Y.  Lit.-  Ins.  c...  T..wnsend  and  Elm  sts. 

1898  Alfred  Corning  Clark    Neighborhood    House,  Rivington  and 

Cannon  sts. 

,J.  B.  BAKER. 

1892  I'liii.  .1  >  Miai  ii  i.  <  l^uilding. 

1894  I'l.  .!•  '  I  iiildmg. 

1890  J.,i,i,^i..,,    I  .  ,  :  .am. 

1890  K.M.  i.-a  a   Al  lah.altan  C...  Hank  Building. 

1897  Ext.-iisi..ii  I..  I'nii-l  chariti.  s  lUiilding. 

1898  TdwiT  lUiildinK. 

CHAS.  I.  BERG. 

1897  Ambulance  Station  and  Vaccine  Laboratory,  foot  E.  17th  st. 

1897  Spenser  Building,  28  W.  3Uth  st. 

1897  Coster  Mausoleum  at  Woodlawn. 

1898  Manhattan  Building,  Wall  and  Nassau  sts. 

BERG  &  CLARK. 

ISSO  S.-vi  11  linus,  s.  ,.,ir  West  End  av  an.l  75th  st. 

lNNO-92  lUiyl.  I  S  .'aiidy  Ka.-ti.H.-s.  Irving  j.l  and  ISth  st. 

18N7-.S  Four  apartm.Mit  lioust-s  fur  Win.  White-h.ad.  n  e  cor  135th  st 

and  7th  av. 

1888  Five  houses.  W.  82d  st,  n  s,  bet  West  End  av  and  i:i\er- 

side  Drive. 

1889  Five  houses  for  R.  Dreves  on  Manhattan  Square  North. 

1893  Darling   liuilding,   2(tS  5th  av. 

1894  The  --Arfna.  -  :;9  W.  ".Ist  St. 

1S90  Gillender  LSuildint;.  Nassau  and  Wall  sts. 

WORKS  OF  CADY,  BERG  &  SEE. 

1882  Metropolitan  Opera  House,  Broadway. 

1883  Bridge  in  Central  Park. 

1SS5  Gallatin  Bank,  Wall  st. 

1SN7-1MIN..  .Museum  of  Natural  History. 
],s,s7-ls',)i).  ..Presbyterian  Hospital  (additions  to), 
i.ssii  St.  Andrew's  Church,  West  7Gth  st. 

IS'.c;  Protestant  Half-Orphan  Asylum,  111)  Manhattan  av. 

ls;i4  Hudson  St.  Hospital. 

IS'M  New  York  Skin  and  Cancer  Hospital.  243  East  34th  st. 

1897  Home  for  Old  Men  and  Aged  Couples.  Morningside  Heights. 

43 


674 


A  HISTORY  OF  REAL  ESTATE, 


BUILDIXG  AND  ARCHITECTURE  IN  NEW  YORK.  675 


CARRERE  &  HASTINGS. 
Bldg.  Completed.  Location. 


1892  Office  building.  Franklin  and  Hudson  sts,  for  Walter  Baker  Co. 

1893  Mail  and  Express  Building,  Fulton  st  and  Broadway,  for  Elliot 

F.  Shepard. 

1894  Life  Building,  19  W.  31st  st,  for  Life  Publishing  Co. 

1894  Residence,  11  E.  71st  st.  for  R.  M.  Hoe. 

1894  liesidence.  Sl'.j  Madison  av,  for  Dr.  C.  A.  Herter. 

l''^!^*"'  liesidence,  l.'i  W.  ."iCth  st,  for  Mrs.  Albeit  Young. 

I'^^'-'d  Residence,  9  E.  Tl'd  st.  tor  Henry  T.  Sloane. 

(ASSOCIATED   WITH   W.   B.  CHAMBERS.) 
I'^^On  St.  Nicholas  Skating  Rink,  in  tjr.th  st. 

1897  Fire-engine  House.  West  170th  st. 

1898  Fire-engine  House,  Gt.  Jones  st, 

1898  Residence  of  O.  G.  Jennings,  in  72d  st. 

?'R.  CHAS.  W.  CLINTON  (OF  CLINTON  &  RUSSELL). 

187(j  Five  houses  opposite  the  Cathedral,  ."jth  av  and  ."ioth  st. 

1876  Seventh  Regiment  Armory,  Park  av.  Ofith  to  i;7th  St. 

1878  Metropolitan  Trust  Co.'s  Building,  Wall  st. 

1882   H.  R  .Bishop's  house,  ."th  av,  bet  (lUth  and  70th  sts. 

1882  Wm.  H.  Guion's  house,  47th  st,  n  oth  av. 

1883  Knickerbocker  apartment  house  5th  av  and  28th  st. 

1884  Mutual  Life  Building,  Nassau.  Cedar  and  Liberty  sts. 

1885  N.  Y.  Athletic  ruib,  .Vith  st  and  Cth  av. 

1887  Central   Trust    lluildin,^.    Wall  st. 

1888  Mrs.   Herte-r  s  hous.-.  Tnth  st    nid  Madison  a  '. 

i'~S9  ^^'ilks  I'.uil.liii',  W  all  -  . 

1SS9  Bank  of  America.  Wall  st. 

1NN9  Mutual  Life  Annex.  Ce-lar  and  Liberty  sts. 

1S90  Mechanics'  Hank,  Wall  st. 

1891  Farmers'  Loan  and  Trust,  William  st. 

1894  Continental  Ins.  Co.,  44  and  40  Cedar  st. 

1894  Sheldon  Building. 

1893  Stokes  Building. 


MR.  W.  H.  RUSSELL  K  F  CLINTON  &  RUSSELL). 
1892  and  1893. 
The  Rhinelander  Building,  cor  R.  se  ;  rd  Duane  sts. 
Residence  of  W.  W.  Sherman,  c  or  (l.-.th  st  and  5th  av. 

Row  of  18  hous.-s  iti  W.  7"th  st  f-ir  Hoffman  ,-stat.-. 
Apartment  houso  I'Sth  st.  lor  .Mrs.  ('atliar:!!.  Koch.-. 
Warehouse  for  liutherf ord   Stu\vesant.    l.'lth  si. 


CLINTON  &  RUSSELL. 
1894  Building  for  Society  for  Juvenile  Delinquents,  Randall  s  Isl- 
and, N.  Y. 

1S95  Foff  Lodging  House.  W.  ."):!d  st. 

1S95  Prescott  Building,  Nassau  and  John  sts. 

IMtt;  Warehouse.  :iS-44  Laight  St. 

1896  Fahys  Building,  29-31  Liberty  st,  and  54  Maiden  lane. 

1,S9()  Sampson  Building,  63  and  65  Wall  st. 

1S97  Rhinelander  Power  House,  Nos.  232-238  William  st. 

1S97  Building  for  New  York  Society  for  Improving  Condition  of  the 

1897  St.   Bartholomew's   Parish  House   Annex.   E.   42d  st. 

1897  Five  residences,  Nos,  12  to  20  W.  6.5th  st,  for  a  syndicate. 

1897  Four  residences,  56th  st  and  5th  av.  for  William  Waldorf  Astor. 

1897  Buildings  for  Children's  Aid  Society,  527  and  529  E.  16th  st. 

1897  Residence,  No.  20  W.  73d  st  for  Thomas  Diamond. 

1897  Residence,  No.  18  E.  77th  st.  for  L.  K.  Wilmerdln- 

1897  Residence,  No.  23  E.  -jlith  st,  for  T.  W.  Porter. 

1897  Residence,  No.  24  W.  55th  st,  for  Dr,  Geo.  A.  Quinby. 


BUILDIXG  AND  ARCHITECTURE  IN  NEW  YORK.  677 
Bldg-.  Completed.  Location. 


1897  Residence,  No.  IC,  w.  .VJd  st.  for  Joseph  Fahys. 

1897  Residence,  No.  40  E.  4(itli  st,  for  R.  M.  Bull. 

1897  Residence,  No.  22  W.  73d  st,  for  Dr.  C.   F.  Hoffman. 

ISOS  Graham  Building.  Duane  and  Church  sts. 

18!)S  Woodb'ridge  Building-.  William,  Piatt  and  John  sts. 

1S!»8  Black,  Starr  &  Frost  Building,  s  w  cor  39th  st  and  Sth  av. 

1898  Hudson  Building.  :!2  and  ?A  Broadway  and  69-71  New  st. 

1898  Exchange   Court.   Broadway  and  Exchange  pi. 

1898  Franklin  Building.  '.>-l."i  Murray  st.  for  Nathalie  E.  Reynal. 

1898  Residence.  No.  4  E.  (i2d  st,  for  Wm.  A.  Read. 

DE  LEMOS  &  CORDES. 

1884  Eden  Mu?ee.  2.^d  st. 

18S7  Thomson    BuiMing,    :;s   Wall  st. 

1888  Store  building,  s  h  .  ur  Crand  .and  Forsyth  sts. 

1888  Store  buildin^.  14:',  Ci  ^  iiw  irh  st. 

1888  BuiMiim,   n       ~  <'v  Centre  and  Leonard  sts. 

1888  \r  -r.  II     I  .  ,  I'ark  av  and  59th  St. 

1889  SI..      I.  :        _    Jl.-,  E.  inth  St. 

1889  StM,     iiinl  iii,^  iM,  Eimer  &  Amend,  18th  st  and  3d  av. 

1889  Building,  n  e  cr  11th  av  and  07th  st. 

1889  German  Hospital,  extension,  4th  av  and  77th  st. 

189.1   Armeny  Building,  Fulton  and  Nassau  sts. 

1.^90  Building,  Leonard  st,  extending  to  Baxter  st. 

1.8911  Residence  for  Sir.  John  Eichler.  ir,9th  st  and  Fulton  av. 

1.S91  Stoi'e  building.  lii-J-l(ii;  W,„istHr  st. 

1891  Building.  N..s.  241-L'4'.i  Centre  st  and  N..s.  107-171  Elm  St. 

1891  Industrial  I'.uilding.  Lexington  av  and  43d  st  and  44th  st. 

1.892  Buildinu.  12s-i:;s  Mott  st. 

1.S92  Buil.liiig.  127  Fulton  st. 

1892  Itesiil.-n>     for  W.  Zinsser,  119  W.  o7th  st. 

1893  Rothschild  Building,  West  Broadway  and  Leonard  st. 

1893  Fulton  Building,  Fulton  and  Nassau  sts. 

1893  Office  building,  l.l  Sinuce  st  (former  Recorder  Building). 

1893  Eagle  Building,  41  and  4:;  Franklin  st. 

1.S93  Stone  Building.  24  and  20  W.  13th  st. 

l.'^94  otficf'  building,  cor  Ann  st  and  Park  row. 

1S94  Building,  1.")  Walker  st. 

1894  Kuhn-Lof'l,  I'.uildinu.  27  and  29  Pine  st, 

1894  Store  buihliim,  ?.  I-T'i'.  1  lioadway. 

1894  Building,  IM:;  W  illiam  st. 

1894  Building.  7(|-mi  ll.-.knian  st. 

1894  Building,  s  w  .  nr  Hleecker  and  Broome  sts. 

1895  .-)10-.-.21  W.  .-i.sui  St. 

1890  Di'iiartnii-nt  Store  Building,  for  the  Siegel-Cooper  Co..  Gth  av, 

18th  and  19th  sts. 

1897  Otflce  building,  s  e  cor  Bleecker  and  Broadway. 

1897  Building,  128-138  Mott  st. 

1897  Building,  Vandam  and  Hudson  sts. 

1897  Residence  for  James  Speyer,  257  Madison  av. 

JOHN  H.  DUNCAN. 

187(1  Residence  of  Richard  Cunningham.  29  W.  74th  st. 

1887  Residence  of  J.  Boskowitz.  2ti  W.  72d  st. 

189(1  Residence  of  Hon.  Oscar  S.  Strauss,  27  W.  74th  st. 

1.S92  The  Hebrew   Sheltering  Guardian  Society's  Orphan  Asylum, 

l.'idth  st  and  Grand  Boulevard. 

1892  Memorial  Arch  and  columns  at  drive  entrance  to  Prospect 

Park,  Brooklyn,  N.  Y. 

1892  Residence  of  Kalman  Haas,  7  East  09th  st. 

1892  Residence  of  J.  C.  McGourkney,  0  E.  (i9th  st. 


HISTORY  OF  REAL  ESTATE, 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  679 


Bldg.  Completed.  Location. 

1892  St.  Marguerita  apartment  house  and  residences  and  apart- 
ment opposite,  Madison  av  and  84th  st. 

1802  Residence  of  Mrs.  L.  Lavanburg,  20  W.  77th  st. 

1893  Residence  of  Messrs.  Shillito.  Blair,  McGowan  and  Nichols 

60th  St.  near  5th  av. 

1895  Residence  of  Mrs.  Wm.  A.  Perry,  3  E.  56th  st. 

1895  Residence  of  Theo.  Seligman,  37  W.  57th  st. 

1895  Carriage  house,  stable,  etc.,  105th  st  and  Boulevard. 

1896  The  Court  House  on  W.  54th  st,  prison  on  W.  rc.d  st,  near 

8th  av. 

1896  Residence  of  J.  C.  Hoagland,  27  W.  51st  st. 

1896  Residence  of  Hon.  Nathan  Strauss,  27  W.  72d  st. 

1896  Residence  of  Jas.  W.  Whitney,  Riverside  Drive,  bet  9nth  an;l 

!)lst  sts. 

1897  The  Grant  Tomb,  Riverside  Park. 

1897  Residence  of  Mrs.  O.  H.  Kahn,  8  E.  68th  st. 

WORKS  OF  CYRUS  L.  W.  EIDLITZ, 

1887  Telephone  Building,  Cortlandt  st. 

1SS9  Western  Electric  Building,  Thames  st. 

1890  Telephone  Bailding,  Broad  st. 

ISJO  Residences  on  West  86th  st. 

l.SOl  Racquet  Club.  44th  st. 

tS!)2  Black  Building.  William  st. 

1S!)4  Bank  for  Savings,  22d  st  and  4th  av. 

1.S94  Fidelity  and  Casualty  }iuilding.  90  Cedar  st. 

ISOi;  Townsend  Building,  25th  st  and  Broadway. 

ISi't;  Telephone  Building,  Dey  st. 

1890  Bar  Association,  44th  st. 

1898  Soc.  of  Civil  Engineers'  Club,  West  57th  st. 

WORKS  OF  LEOPOLD  EIDLITZ. 

1846-5(»  St.  George's  Church. 

IS5(;  Old  Produce  Exchange, 

1,s.-,7-.-.,s  Office  building,  Broadway  and  Cedar  st. 

1N04-(;.")  office  building,  Nassau  st. 

1N<'>S  Temple  Emanu-el,  5th  av. 

1870  Church  of  the  Holy  Trinity,  42d  st  and  Madison  av. 

WORKS  OF  ERNEST  FLAGG. 

1893  St.  Luke's  Hospital,  Morningside  Heights. 

1893  Scribner  Building,  5th  av  and  21st  st. 

1896  Residence  of  R.  Fulton  Cutting,  Madison  av  and  (wth  st. 

1897  Singer  Building,  Broadway  and  Liberty  st. 

1897  ...D.  O.  Mills'  Hotel,  No.  1,  Bleecker,  Thompson  and  Sullivan 

1897  D.  O.  Mills'  Model  Tenements,  Sullivan  st. 

1897  City  and    Suburban   Homes  Model  Tenements,  69th  st. 

1897  Mills    Hotel.  No.  2.  P.ivington  and  Chrystie  sts. 

i;.  W.  CIBSON. 

1889  U.  S.  Trust  Co.'s  Iliiilding,  45  Wall  st. 

1890  Fifth  Avenue  Bank.  r,?A\  5th  av. 

1890  Warehouse.   SS  White  st. 

1891  N.  Y.  Ear  and  Eye  Infirmary,  2d  av  and  13th  St. 

1891  St.  Michael's  Church,  Amsterdam  av  and  99th  st. 

1892  Greenwich  Savings  Bank,  6th  av  and  16th  st. 

1892  Banks  Building,  103  Front  st. 

1892  Collegiate  Dutch  Refoj-med  Church,  West  End  av  and  7ith  st 

1894  Buckingham  Hotel,  extension,  615  5th  av. 

1894  Church  Missions  House,  4th  av  and  22d  st. 

1895  Coffee  Exchange. 

1896  N.  Y.  Clearing  House  Exchange  Building,  77  Cedar  st. 

1898  N.  Y.  Botanical  Gardens,  Museum,  and  other  buildings,  Bronx 

Park. 


HISTORY  OF  REAL  ESTATE, 


3UILDING  AND  ARCHITECTURE  IN  NEW  YORK.        68 1 

CHAS.  C.  HAIGHT. 
Bldg'.  Completed.  Location. 

1878  Columbia  College  Buildings,  40th  st  and  4th  av. 

1880  Manhattan  Eye  and  Ear  Hospital,  41st  st  and  Park  a  v. 

1882  Apartment  house,  Trinity  Corporation,  Charlton  and  Kings  sts. 

1882  Warehouse,  Trinity  Corporation,  440  Canal  st. 

1884  Brooks  Building,  22d  st  and  Broadway. 

1884  Warehouse,  Trinity  Corporation,  Vestry  and  Desbrosses  sts. 

1885  Bar  Association  Library,  8  W.  29th  st. 

1885  Warehouse,  Trinity  Corporation,  Hudson  and  Spring  sts. 

188(j  Apartment  house,  R.  F.  Cutting,  E.  14th  st. 

1886  Adelphi  Academy,  Brooklyn. 

188U  Trinity  Vestry  offices.  Fulton  and  Chapel  sts. 

1886  Down  Town  Association  Club  House,  Pine  st. 

1887  General  Theological  Seminary,  20th  st  and  9th  av 

1887  Cancer  Hospital   106th  st  and  8th  av. 

ns87  House,  Geo.  Hoadly,  33  E.  50th  st. 

1SS7  House,  Hon.  Edward  Mitchell,  31  E.  50th  st. 

1888  Warehouse,  149  Franklin  st. 

1890  Warehouse,  55  and  57  N.  Moore  st. 

1890  House,  H.  O.  Havemeyer,  OGth  st  and  5th  a  v. 

1890  House,  D.  Willis  James,  Park  av. 

1896  Warehouse,  Garvin  Co.,  Spring  and  Varick  sts. 

1896.  ......  .Orthopoedic  Hospital,  59th  st  and  Lexington  av. 

1897  Hospital  for  Ruptured  and  Crippled,  42d  st  and  Lexmgton  av. 

HENRY  J.  HARDENBERGH. 

1883  Hotel  Albeit.  Tniversity  place. 

1883  Western  Union  Telegraph  Co.'s  Building.  Broad  st. 

1884  Western  Union  Telegraph  Co.'s  Building,  5th  av  and  23d  st. 

18S4  Dakota  Apartment  House,  Central  Park  West. 

1885  Astor  Building,  Wall  st. 

1887  Adelaide  Apartment  House.  (!35  Park  av. 

1890  London  and  Lanca.-^hire  Fire  Insurance  Co.'s  Bldg.,  William  st. 

1892  Warehouse.  Broadway  and  .list  st. 

1893  Office  building.  Fmnt  st. 

1893  Hotel  Waldorf. 

IMH  WarehousH  (Flint  &  Cn.),  W.  23d  st. 

1N05  John  Wolfe  I'.uilding-,  Maiden  lane. 

1S9<;  Astoria  Hotel. 

1896  Manhattan  Hotel.  42d  st. 

A.  O.  HODDICK. 

1882  Nine-story  apartment  house,  n  w  cor  Madison  av  and  28th  st. 

1883  The  Hawthorne  apartment  house,  ten  stories,  59th  st,  bet  6th 

and  7th  avs. 

1883  The  Hubert   apartment  house,  ten  stories,  59th  st,  bet  7th  and 

8th  avs. 

1884  Twelve-story  apartment  house,  Madison  av  and  30th  st. 

1884  Mt.  Morris  apartment  house,  nine  stories,  130th  st,  near  ."ith  av. 

1885  The  Chelsea  apartment  house,  twelve  stories,  W.  23d  st. 

1885  The  Central  Park  or  Navarro  apartments,   eight  buildings, 

fourteen  stories,  7th  av,  58th  and  59th  sts. 

1886  Lyceum  Theatre,  4th  av  and  23d  st. 

1886  Ten  private  dwelling  houses,  Lexington  av  and  89th  st. 

1887  The  Croisic  apartment  hotel,  5th  av  and  26th  st. 

1887  Six  private  dwelling  houses,  79th  st,  bet  Columbus  and  Am- 
sterdam avs. 

1888  Five  private  dwellings,  80th  st,  w  Lexington  av. 

1889  Apartment  house,  Nos.  1773  and  1775  1st  av. 

1890  Six  private  dwellings,  87th  st,  bet  1st  and  2d  avs. 

1890  Six-story  warehouse,  28  City  Hall  pi. 

1891  N.  Y.  College  of  Music,  128  and  130  East  58th  st. 


682 


A  HISTORY  OF  REAL  ESTATE, 


A  500-FOOT   OFFICE  BUILDING. 

George  B.  Post,  Architect. 


BUILDING  AXD  ARCHITECTURE  IX  NEIV  YORK. 


683 


Bldg.  Completed.  Location. 


1891  Four  private  dwellings,  21  to  27  E.  77th  st. 

18!»1  Office  building,  110  W.  4()th  st. 

1892  The  Milano  apartment  house,  125  W.  58th  st. 

1892  The  Sevillia  apartment  hotel,  i:?  stories,  117  W.  58th  st. 

1893  Cammeyer  Building,  6th  av  and  2ilth  st. 

1893  Apartment  house,  8th  av  and  19th  st. 

1894  Eight-story  store  and  loft  building.  Oth  av  and  15th  st. 

1897  Apartment  house,  122  and  124  E.  83d  st. 

1897  Seven-story  store  and  loft  building,  27  and  29  W.  31st  st. 

HOWARD  &  CAULDWELL. 

189(!  Public  Shelter  for  Corlears  Hook  Park. 

1896  Residence  for  E.  J.  de  Coppet.  .".U  W.  S5th  st. 

1896  Shelter  for  Troops,  Van  Cortlandt  Park. 

1896  Hotel  Renaissance,  43d  st  and  5th  av. 

1896  Gapstow  bridge,  over  Smith  pond.  Central  Park. 

1896  Public  Shelter  and  Overlook  for  Mulberry  Bend  Park. 


New  Building.  .Public  Lavatories  at  72d  st  and  l(l7th  st  and  R  verside 

Fire  Apparatus  House,  Forest  av.  abdve  l(i(Hh  st. 
Young  Woman's  House.  S.  C.  U.,  49  W.  9ath  st. 


WM.  H.  HUME  &-  SON. 

1887  Hotel  Normandie.  Broadway  and  38th  st. 

1889  Emigrant  Industrial  Savings  Bank,  4'.)  and  51  Chambe.s  st. 

1889  Asylum  St.  Vincent  de  Paul,  211  W.  39th  st. 

1891  Wynkoop  Building,  cor  Pearl  and  William  sts. 

1892  North  River  Savings  Bank.  2(;r,  \V.  34th  st. 

1893  Ho'tel  Netherland.  .".th  av  and  .'.'.Uh  st. 

1893  Lotus  Club.  ."..".(;  an.l  .V.S  .-,tli  av. 

1893  Store  Building  fi>r  H.  r.  Kuch  .V-  Co..  132  to  140  W.  125th  st, 

through   to  124th  st. 

1894  Mutual  Reserve  Building,  Br..id\vay  an.l  Duane  st. 

1895  Scotch  Presbyterian  Lecture  Hall  liuiMins.  ('en  ral  Park  West 

and  95th  st. 

1896  First  Church  of  Christ  Scientist,   i:!7  W.  48th  st. 

1896  Hebrew  Orphan  Asylum.  Amsterdam  av.  lIKith  to  138th  st. 

1897  Spingler  Building,  5,  7  and  9  T^nion  Sq  W. 

WORKS  OF  lUCHAKD  MoIUilS  HUNT. 

1855  Roesiter  residm.  f.  Wfst  ..su,  st,  New  York  C:ty. 

18.56  Studio  Building,  51  West  KUh  st. 

187i)  Presbyterian  Hospital,  East  7(ith  and  71st  sts. 

lS7n  Victoria  Hotel,  Broadway  and  27th  st. 

1871)  Bronson  residence,  Madison  av. 

1873  Tribune  Building,  Park  Row. 

1874  Coal  Exchange,  Cortlandt  st. 

INSl  Guernsey  OfRce  Building.  Kin  Broadway. 

INSl  Marquand  residence.  Madison  av. 

1883  Statue  of  Liberty  (pedestal  and  base). 

1885  Ogden  Mills'  residence.  5th  av  and  (iOth  st. 

1801  Elbridge  T.  Gerry's  residence,  5th  av  and  61st  st. 

ISO:;  John  Jacob  Ast<ir  residence,  5th  av  and  (i.5th  st. 

GEORGE  MARTIN  HUSS. 
1879  Interior  alteration,  Rhinelander  estate,  171  (ith  av, 

1880  Addition  to  Sheppard  Knapp's  store,  105  W.  13th  st. 

1880  Office  building,  Rhinelander  estate,  155  W.  14th  st. 

1881  Warehouse,  Wm.  R.  Renwick.  166  West  st. 

1881  Capt.  Geo.  Chatterton,  Westmoreland  Cafe,  17th  st  and  4th  av. 

1882  Warehouse,  Wm.  R.  Renwick,  112  Murray  st. 

1882  Residence  Wm.  Schauss,  238  5th  av. 


684 


A  HISTORY  OF  REAL  ESTATE, 


Till 
- -i  1  1  ■]  1 1  1 


DESIGN  FOR  PROPOSED   "SUN"  BUILDING. 
City  Hall  Square,  New  York  City.  Bruce  Price,  Architect. 


BUILDIXG  AXD  ARCHITECTURE  /.V  NEW  YORK.  685 
Bldg.  Completed.  Lc  ■ration. 

1S82  Eig-ht  dwellings,  n  s  Mith  st,  e  2d  av.  estate  of  Wm.  C.  Rhine- 

1882  Warehouse.  K.  M.  Stiv.-rs.  :ilst  st  an.l  Lexington  av. 

1882  Residence  Mr.  and  Mrs.  c,  I  >.  Th.  .111 1         Iii4th  st  and  New  av. 

1882  Residence  Al.n-r  I  isl...rii   ."L'  K  ^Ni 

ISSa  Warehouses.  .Mis    M    r    Kin-   l:1^-l:l:ii  i  ;  1  .  -nwich  st. 

1884  Residence  E.  P.  r>urant.  1  1 i;    Isth  st 

1884   Row  of  ai.artni.  iu  l;.ais.'s.  ('■.l.  A    IV  Ki  t.  hum.  12Sth  st  and  2d 

av. 

1SS4  Club  house.  ( -itizf-ns'  1  ;ic  >  .  1.-  ci ul.  :',l:;  W   .").^th  St. 

18S4  Apartment  house-,  executors  esiati-  Wni.  R.  Renwick.  S9th  st 

and  3d  av. 

1S,S4  Apartment  house,  Mrs.  ivr.  (\  King-.  SStli  st  and  1st  av. 

1884  Apartment  house.  Th..s.  Patten,  swrh  st  and  1st  av. 

1885  Warehouse.  Thos.  Pait.-n.  11  \,  .  o,-  i;.-;,.!.-  and  Hudson  sts. 

1885  Residence  H.  H.  Putl-r.  (In  \\-.  ,;;n!i  si 

188G  Stable.  Fred.  G.  Iloin  ii.  .  i;s,i,  si  ;.ri.l  mth  a-.  . 

1886  Office^  ..f  Dr.  J.  .M.Mu.iii  H.,v,,  .  .".s  W.  st  47th  st 

1887  First  .-l.-vai.-d  rhi-j.  ridini:  in-ud-niv  ..f  X-w  V-ik.  T.'th  St  and 

1888  One  of  tin-  i-..iir  sn.-.  •  — fn!  .■oni).-i  it..r-  f..r  th-  ^r.-at  Cathedral 

of  St.  .John  111''  I'        .     ■  :    .M--'    ■  ]'ark.  X.  Y. 

188!)  Resldenc..  .Mrs,  ,  i  :  ,-   ;  ,,. 

1890  Apartment  hous-,  ■  '  .-t  and  Walton  av. 

l.S!)(l  Residence  Dwight  P  '  l  ipi'    111  lin  ks  st,  Brooklyn.  E.  D 

1890  Parish  house.  Emaiui.  l  cluin  h,  Prooklyn.  X.  Y.,  Rev.  Henry 

Ormond  Riddell, 

1800  Residence  Mrs.  Julia  .Moiss,  41'  T'niversity  pi. 

ISOlt  Residence  Dr.  Aim.-,.  Kaviiiond,  IP;  K,  :;(ith  st. 

IS'.Hl  Residenc  o  .Mr.  tind  .Mrs    ■  ■,  ( P.ii.  l,   P',]   P,   IPUh  St. 

lSi">  Residenro  Mrs,  i:iiiiiia  .\,  M.iismh    i:',:;  K    ]r,th  «t 

1^90  p..)..-  Mti:,       ,  s.  hwallKo  h  .A-ri..  i-M.,  I'rosi.ect  Park.  Brooklyn. 

1N92  P,-i.;.  -  .  .    I..      -  Ak^iris,  1  :J  W",  :,rA  St. 

I'^o:;  Ill  p.  i.  i  (  ,,M|M  I  Park.  4th  av  and  Bowerj". 

l^OI  1,-  I         11  .      I  ,  Mi  iiiKiim  lountain.  l.")5th  st.  Edgecombe 

1894  Residence  Mrs,  W,  l  A  .  ns,  .M'  W,  lilth  St. 

1894  Resideni  e  :\lis,  r,.  TaxlM,-,  KC,  \v,  14th  st. 

1.S9.')  .Alteration,  Madis-ii  .Xx-mi.-  Paptist  Church,  cor  31st  st. 

D.  &  J.   J.\PD1.XK  \-   .I.\i:i  il.VK,    KK.XT   &  JARDINE. 
1860  Fifth  .W.-mi.-  p.aiaisi  <-hiii.  ii.  4i;th  st. 

isr,<)  Stage,  stable  and  ariiioix-.  :ith  a\-  and  I'Tth  st. 

ISTll  St.    .JolmS    .Methodist     iM.lSeeJ.al     ClUHeh.  WeSt53dSt. 

1S71  .Adelj.hia  Hall.  Tth  a\   and  .".I'd  st, 

INTl  Residence  ot  .Mis,  Ke%  ser.  .-.Ttli  st,,  bet  ."th  and  ISIadison  avs. 

1ST2  Residence  lor  Cntlith  Powe,  ds.",  .",th  av. 

1872  Presbyterian  .Meinoiial  church,  ,  0,-  .Madison  av  and  53d  St. 

1872  Baptist  Home  for  the  Aged,  r.sth  st  and  Ptirk  av, 

1S72  Bedford  Presbyterian  Chun  h,  l;e,ii,,i  i.  West,  h.  ster  c,,, 

1872  Residence  .A.  Van  Valkenber^li,  ."tli  a\  ,  b.-t  ii4th  and  •■.."ith  sts. 

1S72  Jardine  apartment  house.  2ti.'.'.  and  -iC,  W  .  ."ii'.th  st, 

1S7:!  Synasomie  Podi.idt  Shoioni.  Pcvington  av  and  d;;,l  st. 

I.S7:;  Opihalini.    Hosi.ital  and  Honieepathic  Medical  College.  3d  av 

and  2:'..l  st. 

1874  Fourth  Reformed  (.'hurch.  d.^th  st.  n  '.ith  av. 

1S74  Harlem  Presbyterian  Church.  12."tli  st  and  iladison  av. 

1.S74  Residence  of  Hy.  Knickerbocker,  s.'.d  .'uli  av. 

1875  University  Medical  College.  4Pi  Past  2i;th  st. 

1875  Citizens'  National  Bank,  4(il  Broadway. 

187<5  Park  &  Tilford's  store,  917  Broadway. 


THE   PULITZER  BUILDING. 
Park  Row,  New  York  City.  George  B.  Post,  Architect. 

(1892.) 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  687 

Bldg.  Completed.  Location. 

1876  Kerbs  &  Spiess's  factory,  2d  av  and  54th  st. 

1876  Castle  Garden  (rebuilt  after  fire.) 

1877  Apprentices'  Library,  18  E.  16th  st. 

1877  Mathews  Block,  6th  av  and  45th  st. 

1877  National  Broadway  Bank  (rebuilt),  237  Broadway. 

1877  N.  Y.  County  National  Bank,  8th  av  and  14th  st. 

1877  University  Medical  College,  410  E.  26th  st. 

1877  B.  Altman  &  Co.,  6th  av  and  19th  st. 

18'''8  American  Sugar  Refining  Co.'s  offices,  115  Wall  st. 

1878  Residence  of  J.  A.  Bostwick,  800  5th  av. 

1878  Danser  Mausoleum,  Greenwood  Cemetery. 

1879  Sturges'  Surgical  Pavilion,  Bellevue  Hospital,  New  York. 

1880  St.  Marc  Hotel,  5th  av,  38th  and  39th  sts. 

1880  Residence  John  L.  Riker,  19  W.  57th  st. 

1880  Wholesale  store,  370  Broadway  (John  Jay  property). 

1880  B.  Altman  &  Co.,  6th  av  and  19th  st. 

1880-1  Residence  Adolph  Bernheimer,  7  E.  57th  st. 

 Stage  stable,  42d  st.  n  Park  av. 

I'^'^l  Office  building,  106  Wall  st. 

I'^'^l  American  Horse  Exchange.  Broadway  and  Snth  st. 

 Office  building,  110  Wall  st. 

1882  Residence  G.  W.  Kidd,  853  Fifth  av. 

1882  B.  F.  Spink,  apartment  house,  14  and  16  E.  125th  st. 

1882  Palermo  apartment  house,  125  E.  57th  st. 

l''^|'*3  Cornell  Memorial  Church,  E.  76th  st. 

I'^^n  Home  for  Aged  and  Infirm  Hebrews,  121  W.  105th  st. 

I'^''^?'  Emanuel  Baptist  Church,  47  Suffolk  st. 

'^^'^^  Park  &  Tilford's  store,  5th  av  and  .59th  st. 

1884  Residence  Adolf  Kerbs,  988  5th  av. 

1884  Office  building,  47  Broadway. 

1884  Scoville  Mfg.  Co.,   warehouse,  423  Broome  st. 

1885  Evelyn  apartment  house,  cor  Columbus  av  and  78th  st. 

1885  University  Medical  College  Laboratory,  400  East  26th  st. 

1885  "Dundonald"  Flats,  71  W.  83d  st. 

1886  42d  St.  R.  R.  stables,  42d  st  and  Park  av. 

1886  Methodist  Episcopal  Church  Home,  Amsterdam  av,  92d  and 

93d  sts. 

1886  Little  Sisters  of  the  Poor(  Home  for  the  Aged),  lOOth  st  and 

Columbus  av. 

1887  Belt  Line  Car  Stables,  lOth  av,  53d  to  54th  st. 

1887  Alpine  Building,  Broadway  and  33d  st. 

1887  Warehouse,  13  Harrison  st. 

1887  Warehouses,  13  to  17  Jay  st. 

1888  Wilson  Block,  stores  and  flats,  cor  125th  st  and  7th  av. 

ISSS  I.  &  S.  Wormser.  six  buildings,  2(»  to  30  W.  84th  st. 

1888  Van  Tassell  &  Kearney,  sale  stables,  12th  and  13th  sts.  near 

4th  av. 

1888  Training  school  for  male  nurses,  431  E.  2(;th  st. 

1889  Marcella  flats  and  stores,  125th  st  and  5th  av. 

1889  Cutting  Building,  rebuilt,  15  and  19  William  st. 

1890  ••Wilbraham"   Building,   n  w  cor  5th  av  and  30th  st. 

1890  Cutting  Building,  rebuilt,  18  New  st. 

1890  Residence,  J.  A.  Bostwick,  Nos.  801  and  802  5th  av. 

1890  Amos  R.  Eno,  warehouse,  108  to  114  Wooster  st. 

1890  N.  Y.  Life  Ins.  and  Trust  Co.'s  warehouse,  5i)  and  .52  Lafay- 
ette pi. 

1890  A.  B.  Darling,  stores  and  factories,  23d  and  24th  sts,  bet  6th 

and  7th  avs. 

1892  Bradbury  Livery  Stable,  117  and  119  W.  46th  st. 

1893  W.  D.  F.  Manice  office  building,  n  w  cor  Pine  st  and  Will- 

iam St. 

1894-5  Yonkers  Board  of  Education,  two  school  houses. 


688 


A  HISTORY  OF  REAL  ESTATE, 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  689 
Bldg.  Completed.  Location. 

1894  Bonfils  Building,  n  e  c.ir  .'.th  av  and  21st  st. 

1895  Moroslni  Mausoleum.  Woodlawn  Cemetery. 

1896  Store  building,  718  'Ah  av.  or  .".(Ith  st. 

1896  Gousset  Building,  137  to  141  Prince  st. 

1896  Office  building,  252  W.  i:'.8th  st. 

1896  Apartment  house,  2G9  W.  ISOth  st. 

1896  Board  of  Education,  Rye,  N.  Y.,  school  house. 

1897  Scotch  Presbyterian  Church  Manse,  10  W.  96th  st. 

HENRY  F.  KILBURN. 

1888  Mt.  Morris  Baptist  Church,  5th  av,  126th  and  127th  sts. 

1889  Cyrus  Clark's  house    Riverside  Drive  and  90th  st. 

1891  Park  Presbyterian  Church,  Amsterdam  av  and  Stjth  st. 

1892  West  End  Presbyterian  Church,  Amsterdam  av  and  105th  st. 

1892  Colonial  Club  House,  Boulevard  and  72  5  st. 

1894  Boulevard  Baptist  Church,  Boulevard  and  104th  st. 

1894  Mrs.  James  E.  Martin's  house,  803  5th  av. 

1894  Wm.  V.  Brokaw's  house,  825  5th  av. 

1894  Mrs.  C.  L.  Kernochan's  house,  f-26  r,th  av. 

1896  D.  S.  Brown's  house.  Riverside  Drive  and  102d  st. 

LAMB  &  RICH. 

1880  Residence  for  H.  O.  Armour,  5th  av  and  (i7th  st. 

1881  The  Harlem   Club,   Lenox  av  and   123d  st. 

1884  De  Forest  Building,  r)13-.".17  Broadway. 

1885  The  Mechanics'  and  Traders'  Bank,  Broome  and  Broadway. 

1885  Pratt  Institute,  Brooklyn,  N.  Y. 

1889  The  Berkeley  School,  W.  44th  st. 

1889  Mt.  Morris  Bank  and  Safety  Deposit  Vaults,  125th  st. 

1889  Residence  for  C.  O.  Gates,  Brooklyn,  N.  Y. 

ISOO  Apartment  House,  31st  st  and  Broadway. 

1890  Residence  for  Geo.  Tangeman,  Brooklyn. 

1891  The  Germania  Fire  Insurance  Co.'s  Building.  Pine  and  Ct  dar 

1891  Residence  for  John  Matthews,  Riverside  Drive  and  91st  st. 

1893  The  Veltin  School,  W.  74th  st. 

1895  Residence  for  Frank  Tllford,  W.  72d  st. 

1896  The  Syndicate  Building,  Liberty  and  Nassau  sts. 

1,S!)()  La  Rochelle  apartment  house,  75th  st  and  Columbus  av. 

1896-7  Barnard  College,  119th  and  120th  sts.  Boulevard  and  C  are- 

mont  av. 

1897  The  Union  Assurance  Co.'s  Building,  35  Pine  st. 

LAURITZEN  &  VOSS. 

1889  Residence    for    M.  E.   Smith,  Bedford    av    and    Rodney  st, 

Brooklyn. 

1«90  Union  League  Club,  Bedford  av  and  Dean  st.  Brooklyn. 

1890  Residence  for  W.  Toerge,  St.  Marks  av,  n  Kingston  av,  Brook- 

lyn, N.  Y. 

ISO!  The  Manhattan  A  Club,  Madison  av  and  loth  st.  N.  Y. 

1891  Hanover  Club,  Bedford  av  and  Rodney  st,  Brooklyn. 

1891  Offerman  Building.  Fulton  and  Duffield  sts,  Brooklyn. 

1891  Residence  for  W.  G.  H.  Randolph,  Hancock  st  and  Marcy  av, 

Brooklyn. 

1892  Smith,  Gray  &  Co.,  Fulton,  Nevins  and  Flatbush  av,  Brooklyn. 

1894  Batterman  Building,  Broadway,  Flushing  and  Graham  avs, 

Brooklyn. 

1894  Vigelius  Building,  Broadway  and  Myrtle  av,  Brool  lyn 

1895  The  Smith  Building,  24  E.  23d  st,  N.  Y. 

1896  Crescent  A.  Club,  25  and  27  Clinton  st,  Brooklyn. 

1896  Residence  for   F.   Mollenhauer,  Bedford  av   and  Taylor  3t, 

Brooklyn. 

1896  Brooklyn  Fire  Dept..  nine  engine  and  truck  houses. 

44 


690  A  HISTORY  OF  REAL  ESTATE, 

Bldg.  Completed.  Location. 

1890  Wm.  Dick  apartment  house,  S.  9th  st  and  Driggs  av,  Brooklyn 

189(i-7  Kings  Co.  Hospital,  Dormitories,  Storage  and  Administration 

Building. 

1896  Residence   for  Jost   Moller,   St.   Marks  av.   n   Nostrand  av. 

Brooklyn. 

1S9G  Residence  for  Miss  A.  Moller,  St.  Marks  av,  n  Nostrand  av, 

Brooklyn. 

189G  Residence  for  J.  H.  Dick,  S.  9th  st  and  Driggs  av.  Brooklyn. 

1897  Recreation  Pier  Building  on  Dock,  foot  of  N.  2d  st.  Brooklyn. 

WORKS  OF  JAMES  BROWN  LORD. 

1891  Delmonico's,  Beaver  and  South  William  sts. 

1891  Grosvenor,  10th  st  and  5th  av. 

1894  Bloomingdale  Asylum. 

1897  Delmonico's,  44th  st  and  5th  av. 

1897  Appellate  Division  of  Supreme  Court,  2.">th  st  and  Madison  av. 

J.  B.  McELFATRICK  &  SON. 

1884  Bijou  Theatre. 

1885  Standard  Theatre 

1888  Broadway  Theatre. 

1888  Amphion  Theatre,  Brooklyn. 

1889  Harlem  Opera  House. 

1890  Columbus  Theatre. 

1890  Park  Theatre. 

1892  Koster  &  Bial's. 

1892  The  Gayety  Theatre,  Brooklyn. 

1893  Knickerbocker  Theatre. 

189.3  Metropolitan  Opera  House  (inte'i  r) 

1893  Empire  Theatre. 

1893  The  Bijou,  Brooklyn. 

1895  Olympia. 

1895  Pleasure  Palace. 

1895  Montauk  Theatre,  Brooklyn. 

189B  Murray  Hill  Theatre. 

189(1  Brooklyn  Music  Hall. 

1897  Theatre  Metropolis. 

GEORGE  B.  POST. 

1870  Braem  House,  n  s  E.  3Gth  st. 

1871  Equitable  Life  Assur.  Society's  Building,  Broadway  (construc- 

tion only). 

1871-2  Residence  of  Wm.  R.  Morgan,  8th  av,  cor  61st  st. 

1872  Black  Apartment  house,  28th  st  and  5th  av. 

1874-5  Chickering  Hall,  5th  av,  n  w  cor  18th  st. 

1874-  5  Western  Union  Building,  Broadway,  n  w  cor  Dey  st. 

1875-  6  New  York  Hospital,  Nos.  9  to  21  W.  l.-)th  st. 

1878-  9  Brooklyn  Long  Island  Historical  Society. 

1879  Cornelius  Vanderbilt's  stable,  s  s  58th  st,  e  Madison  av. 

1879-  80  Smith  Building,  Nos.  3  to  7  Cortlandt  st. 

1880-  1  "Post"  Building,  Hanover  st,  w  s.  Exchange  pi  to  Beaver  st. 

1880-  1  No.  4  W.  58th  st,  Hutchinson  (now  Alexander)  House. 

1881  Produce  Exchange. 

1881-  2  "Mills"  (office)  Building,  Broad  st,  n  e  cor  Exchange  pi. 

1882  Cornelius  Vanderbilt's  house,  5th  av.  n  w  cor  57th  st. 

1883-  4-5.  ..  .Cotton  Exchange,  in  Hanover  Square. 

1884  "Mortimer  Building,"  east  cor  New  and  Wall  sts. 

1881  Flats  for  Auchmuty  (his  sketch),  62d  st  and  2d  av. 

1884-  5  Hamilton  Club,  Brooklyn. 

1886-8  Equitable  Life  Insurance  Co.,  lower  Broadway  (reconstruction 

and  addition.) 
1S88-9  Times  Building,  Park  row. 

1889-90  Union  Trust  Building,  Nos.  78  to  82  Broadway. 

1890  Stores,  Broadway,  cor  4th  st,  for  W.  August  Schermerhorn. 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  691 

Bldg.  Completed.  Location. 
1890-1  Brooklyn  Hay  Exchange. 

1890-  4  C.  P.  Huntington's  house. 

1891-  2  Theo.  A.  Havemeyer's  ( )ffi(<p  Building-,  Dey  to  Cortlandt  and 

Church  streets. 

1S92-3  Cornelius  Vanderbilt.  a.MitiMii.  ."th  av,  s  w  cor  58th  st. 

1892  Pulitztr  Building,  I'aik  luw. 

1896  Addition  to  Equitable  Life  Assurance  Society's  Building  (law- 
yer's club). 

1896  Crotona  Park,  N.  Y.,  Municipal  Building  for  Street  Depart- 

inent  for  Department  for  Annexeil  District  (unfinished). 

1896  Weld  Building,  Broadway  and  12th  st. 

1896  Stores,  Broadway,  cor  Prince  st,  H.  O.  Havemeyer. 

1896  Stores,  Nos.  636  and  638  Broadway. 

1S96  ^^'estern  National  Bank,  n  w  cor  Nassau  and  Pine  sts. 

1S97  St.  Paul  Office  Building,  Broadway,  cor  Beekman  st. 

R.  H.  ROBERTSON. 

1883  Y.  M.  ('.  A.  Building,  N.  Y.  C. 

1884  Madison  Avenue  M.  E.  Church,  60th  st  and  Madison  av. 

1885  Lincoln  Building-,  14th  st  and  Broadway. 

1885  Studio  P.uildins-,  W.  .j.Mh  st,  city. 

1887  St.  .lain.  s  chui-.  h.  Madison  av  and  71st  st. 

1889  Rum.  IS  i;n-rsi.l.-  Church,  Boulevard  and  73d  st. 

1889  \r,Mi  .,ii.\   -1   .M.Miicine,  W.  43d  st. 

1890  Mr.  John  II.  Iniiian's  house,  5th  av. 

1890  Maria  Louisa  Home,  E.  16th  St. 

1892  Corn  Exchange  Bank  Building,  cor  Beaver  and  William  sts. 

1892  St.  Luke's  Church,  Convent  av. 

1892  Mendelssohn  Glee  Club,  W.  40th  st. 

1894  American  Tract  Society  Building,  Nassau  st. 

1896  St.  Paul  M.  E.  Church,  86th  st  and  West  End  av. 

1896  Chas.  T.  Yerkes'  house,  68th  st  and  5th  av. 

Park  Row  Building,  Park  Row,  N.  Y.  C.  (now  building.) 

N.  Y.  Savings  Bank,  14th  st  and  8th  av  (now  building). 

W.  WHEELER  SMITH. 

1872  Collegiate  Dutch  Church,  45th  st  and  5th  av. 

1882  W.  &  J.  Sloane's  store,  Broadway  and  19th  st. 

1884  Residence  of  H.  H.  Cook,  n  e  cor  7Sth  st  and  5th  av. 

1885  Manhattan  and  Merchants'  Bank,  40  Wall  st. 

1886  College  of  Physicians  and  Surgeons,  59th  st. 

1888  Sloan  Maternity  Hospital,  59th  st. 

1889  Vanderbilt  Clinic,  65th  st. 

1892  Wm.  J.  Syms  Operating  Theatre  of  the  Roosevelt  Hospital. 

1S94  Metropolitan  Realty  Building,  William  and  Rose  sts. 

1896  Roosevelt  Hospital,  private  pavilion. 

ALFRED  ZUCKER. 

l.s.s:!  Nos.  31  and  33  W.  57th  st.  (S.  Rothschilc  ). 

1,SS4  Nos.  126  and  134  Greene  st. 

1SS5  Nos.  28  and  30  E.  72d  st  (Chas.  and  Jos.  Liebmann). 

1885  No.  1(!3  Greene  st. 

1885  No.  95  Bleecker  st. 

1885  Sidenberg  Building,  cor  Crosby  and  Houston  sts. 

1885  Park  av  and  57th  st. 

1S85  No.  4.33  Broadway. 

1885  HIeecker  and  Greene  sts,  s  e  cor  (burned) 

1886  No.  2  E.  80th  st  (L.  Weissmann). 

1886  N  e  cor  22d  st  and  2d  av. 

1886  No.  126  Bleecker  st. 

1886  No.  85  Greene  st,  cor  Spring. 

1887  Industrial  and  Art  School  to  Deaf  Mute  Institution  on  Lex- 
ington av  and  67th  and  68th  sts  (fire  proof). 


692  A  HISTORY  OF  REAL  ESTATE, 

Bldg.  Completed.  Location. 
1887  Nos.  1.7J  and  101  Greene  st. 

1887  Eight  houses  on  AV.  ]2(lth  st,  off  Mount  Morris  Park. 

1889  Nos.  171-177  Greene  st. 

1889  No.  2  E.  78th  st  (Ed.  Lauterbach). 

1889  No.  6  E.  78th  st  L.  M.  Hornthall). 

1890  Nos.  97  and  99  Bleecker  st. 

1890  Nos.  98  and  KIO  Greene  st. 

1890  Nos.  190  and  190M!  Greene  st. 

1890  200  and  202  Greene  st. 

1890  One  block  on  n  w  cor  59th  st  and  Cnlumbus  av. 

1890  No.  716  Broadway. 

1890  Nos.  551  Broadway  and  120  Mercer  st  (Rouss  Building). 

1890  The  Progress  Club,  n  e  cor  5th  av  and  63d  st. 

1891  Nos.  5  and  7  Washington  place,  cor  Mercer  st. 

1891  N  w  cor  Broome  and  Wooster  sts. 

1891  Cohnfeld  Building,  92-94-96  Bleecker  st. 

1892  Nos.  22,  24,  26  Lafayette  place, 

1892  The  Geraldine  Building,  5  and  7  E.  16th  st. 

1892  No.  18  Waverley  place. 

1892  No.  12  Waverley  place. 

1892  Nos.  20  and  22  Waverley  place,  s  e  cor  Greene  st  and  Washing- 

1892  The  Banks  Building,  n  w  cor  Bleecker  and  Wooster  sts. 

1892  Nos.  492  and  494  Broome  st. 

1892  No.  235  Mercer  st. 

1893  No.  27  Downing  st. 

1893  No.  27  Jay  st. 

1S9:{  Nos.  28  and  30  Waverley  place. 

1893  Nos.  18  and  22  Washington  place,  cor  Greene  st. 

1893  No.  712  Broadway. 

1893  Cossitt  Building,  495  and  497  Broadway  and  60  Mercer  st. 

1893  No.  139  5th  av. 

1893  No.  256  5th  av. 

1894  Gray  Building,  cor  Laight  and  Varick  sts  and  St.  John's  lane. 

1894  McCreery  Building,  66-68  W.  23d  st  and  22d  st. 

1894  Decker  Building,  33  Union  square. 

1894  Hotel  Majestic,  Central  Park  West,  71st  and  T2d  sts. 

1895  The  Bolkenhayn,  n  e  cor  5th  av  and  58th  st. 

1895  Hoffman  House  Laundry. 

1895  Nos.  7,  9,  11  Marion  st. 

1895  No.  124  W.  23d  st. 

1895  University  of  the  City  of  N.  Y.,  Washington  Square  East. 

1896  No.  458  Broadway,  cor  Grand  st. 

1896  Nos.  39  and  41  E.  62d  st. 

1896.  The  Merck  Building,  s  e  cor  Clinton  and  I'niversity  places. 

1896  Baudouine  Building,  s  w  cor  Broadway  and  2.Sth  st 

1896  New  Hoffman  House,  Broadway  and  25th  st. 

1897  Borgfeldt  Building,  on  Wooster  st,  bet  3d  and  4th  sts. 

1897  Annex  to  Deaf  Mute  Institute  on  67th  st. 


694 


A  HISTORY  OF  REAL  ESTATE, 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK.  695 


696 


A  HISTORY  OF  REAL  ESTATE, 


MADISON  AVENUE  M.  E.  CHURCH 
60th  Street  and  Madison  Avenue.  R.  H.  Robertson,  Architect. 

(1884:) 


BUILDIXG  AXD  ARCHITECTURE  IX  XEIV  YORK.  697 


PROMINENT  ARCHITECTS  OF  THE  DAY. 

Buchman  &  Deisler. 

The  well-known  firm  of  architects,  liuchman  &  Deisler,  of  Xo.  1 1 
East  59th  street,  has  been  in  existence  since  1887.  It  is  composed 
of  Albert  lUichman,  a  o;radu?.te  of  Cornell  I'niversity,  and  Gustav 
Deisler.  w  ho  i,s  ;i  graduate  of  the  technical  schools  of  Stuttgart  and 
3.1unich.  Mr.  I'-uchnian,  after  his  graduation  in  1880.  entered  the 
office  of  Mr.  .\.  J.  Scliwarzuiaun,  well  known  a>  the  architect  of  the 
Centennial  building.^.  1 'hila<leli)hia.  .\fter  .-ix  \  car-  In-  opened  an 
office  and  l>cgan  designing  in  his  own  name.  Later  Mr.  Gustav 
Deisler,  who  had  also  ])een  associated  with  Mr.  Schwarzmann,  joined 
forces  with  Mr.  l!uchman,  and  tlie  union  has  been  marked  witli  un- 
usual success. 

In  reviewing  the  work  of  Buchman  &  Deisler.  it  can  readily  be 
seen  that  in  the  ^^lercantile  District  of  New  York  along  Broadway 
and  the  adjoining  streets  between  Duane  and  14th  streets,  this  firm 
has  done  nmch  to  add  to  the  artistic  appearance  of  the  citv.  The 
firm  has  been  especially  successful  in  its  plans  for  commercial  build- 
ing. In  Xo.  714  ISroadwa}-.  there  is  an  eleven-story  building  on  a 
twenty-five  foot  front;  the  solution  could  not  be  excelled.  Another 
of  their  noteworthy  works  is  that  magnificent  row  of  double  stores, 
located  at  Xos.  580-596  Broadway.  Other  works  are  Xos  610-618 
Broadway:  628  and  630  Broadway,  both  six-stor\-  structures:  the 
jMontefiore  Home,  and  Jacob  Schiff's  residence  on  Fifth  avenue. 

C.  p.  H.  Gilbert. 

Among  the  noted  architects  in  Xew  York  whose  reputations 
have  become  not  only  prominent  in  the  State,  but  also  throughout 
the  entire  countrv,  Mr.  C.  P.  H.  (  iilbert,  of  Xo.  18  Broadway,  ranks 
among  the  first.  His  compositions  embrace  various  well-known 
structures,  all  of  which  have  been  treated  in  a  masterly  manner. 
The  compositions  consist  of  no  set  architectural  style,  l)ut  are  varied 
to  best  suit  the  solution  of  the  problems.  ]\Ir.  (hlbert^s  work  is 
scholarly,  refined,  and  in  many  cases  eminently  picture>(|ue,  as  the 
numerous  buildings,  public,  mercantile  and  residential,  which  he  has 
designed,  testify.  In  residences,  all  of  the  best  type,  'Sir.  Gilbert  has 
been  eminently  successful. 

H.  J.  Hardenbergfh. 

Mr.  H.  T-  Hardenbergh  unquestionably  ranks  among  America's 
foremost  architects.    After  studying  seven  years  with  }\[v.  Detlef 


698 


A  HISTORY  OF  REAL  ESTATE, 


Licnan,  of  Xew  ^'ork,  a  pupil  of  the  famous  Henri  Labroste,  of 
Paris,  Mr.  1  lardcnhergh  began  to  practise  alone.  One  of  the  first 
of  his  successful  compositions  was  the  Cjcological  Hall,  together 
with  the  Chapel  and  Lil)rar\-  of  Rutger's  College.  Since  that  time 
he  has  designed  such  structures  as  the  Astor  (  )ffice  I'.uilding,  Wall 
street;  Hotel  Albert,  Dakota  Apartments,  Western  Union  Build- 
ing, the  Waldorf  Hotel,  Hotel  Manhattan,  Astoria  Hotel,  John 
\\  olfe  Uuilding,  American  Fine  Arts  Society  Building,  London 
and  Lancashire  Fire  Insurance  Co's  I'.uilding,  and  an  apartment 
house  at  Park  avenue  and  66th  street.  Mr.  I  lardenbergh  has  given 
New  York  some  of  its  finest  designs  in  l-'rench  and  ( ierman  Renais- 
sance. 

Francis  H.  Kimball. 

In  the  list  of  noted  architects  who  have  made  New  York  the  fore- 
most architectural  centre  in  America,  JMr.  Francis  H.  Kimball  has 
long  occupied  a  prominent  place.  He  entered  the  office  of  his 
brother-in-law,  a  builder  and  contractor,  in  Haverhill,  Mass.,  in 
1862.  There  he  acquired  a  knowledge  of  plain  drawing,  and  an  ac- 
quaintance with  the  practical  side  of  building.  In  1867  he  entered 
the  office  of  Louis  P.  Rogers  in  P.oston,  who  within  a  few  months 
after  the  beginning  of  Mr.  Kimball's  apprenticeship  formed  a  part- 
nership with  Mr.  Gridley  J.  V.  P.ryant,  and  in  dieir  office  'Mr.  Kim- 
ball began  the  study  of  architecture.  After  eighteen  months"  ser- 
vice he  was  sent  to  Hartford  Ijy  Bryant  &  Rogers  to  take  charge  of 
their  Hartford  office.  In  this  capacity  he  prepared  working  draw- 
ings for  the  building  of  the  Charter  r)ak  Life  Insurance  Company, 
a  granite  structure,  two  hundred  and  seventy-five  feet  in  length. 
During  the  construction  of  this  building  the  firm  was  employed  to 
build  another  business  block  for  the  Connecticut  [Mutual  Life,  which 
was  to  l)e  fire-proof.  For  this  building  'Sir.  Kimball  also  prepared 
draw  ings.  Three  years  after,  he  was  engaged  Mr.  James  (i.  Bat- 
terson,  of  Hartford,  and  employed  n])on  a  competitive  design  for  the 
State  Capitol  of  Connecticut.  On  its  completion  he  went  to  London 
to  aifl  ^Ir.  Purges,  who  had  been  appointed  by  Trinity  College  to 
design  new  buildings  for  it.  Mr.  Kimball  was  employed  as  the  local 
architect,  and  in  London  he  familiarized  himself  with  the  plans,  so  as 
to  be  able  to  supervise  their  execution  on  their  completion  in  Amer- 
ica. ^^'hile  the  new  buildings  of  Trinity  College  were  being  built, 
he  was  em])lo\ed  on  other  work  in  Hartford,  the  most  notable  of 
which  was  the  (  )rp]ian  Asxluni. 

In  1879,  Air.  Kimball  came  to  Xew  York  under  an  engagement 
to  remodel  Iloyt's  Theatre,  then  known  as  the  [Madison  Square 
Theatre.  In  the  same  vear  he  formed  a  partnership  with  Air.  Thomas 
Wisedcll.  which  lasted  until  the  latter's  death  in  1884.  During  the 
copartnership  the  firm  designed  Harrigan  &  Hart's  old  theatre  in 
Broadway;  the  Casino,  Broadway  and  39th  street:  the  Yonkers 
Opera  House  ;  the  Goodwin  Building,  in  Hartford,  and  a  new  build- 


BUILDING  AXD  ARCHITECTURE  IN  NEW  YORK.  699 


ing-  for  Trinity  College.  From  1884  to  1893.  Mr.  Kimball  practised 
alone.  During  this  period  he  designed  many  country  houses,  the 
Catholic  Apostolic  Church,  the  ]\lontauk  Club,  in  Brooklyn;  the 
Ccrbin  Building.  B.roadway  and  Jolm  street,  and  theatres  in  New 
London  and  ]\Iiddleto\vn.  In  iSt;^,  .Mr.  (ieorge  Kramer  Thompson 
formed  a  partnership  with  ^Ir.  Kimball,  and  together  they  entered 
into  a  competition  for  a  new  building  for  the  [Manhattan  Life  Li- 
surance  Comi)any.  Their  plans  were  adopted.  The  principal  works 
of  the  firm  of  Kimball  &  Thompson  are  the  Manhattan  Life  Build- 
ing, the  Standard  Building  for  the  Standard  Oil  Company,  the  Em- 
pire Building,  extensive  alterations  in  the  store  of  ^Messrs.  B.  Alt- 
man  ;  costly  mansion  for  Mrs.  \\'aldo,  at  /2d  street  and  IMadison 
avenue;  a  store  in  I 'hiladel])liia.  and  a  pumping  station  for  the  In- 
dianapolis \\'ater-\\'orks. 

The  offices  of  the  firm  are  located  in  the  [Manhattan  Life  Building, 
No.  66  Broadway. 

David  W,  King. 

It  is  an  axiom  among  those  who  are  in  any  way  familiar  with  the 
l)uilding  trade  that  the  architect  of  the  present  day  must  combine 
the  general  knowledge  of  the  engineer,  mason,  carpenter,  and  other 
members  of  the  building  craft,  and  possess  in  regard  thereto  business 
knowledge  and  capacity  for  management.  The  designs  of  an  architect 
to  a  great  extent  depend  not  onlv  on  his  creative  abilities,  but  also  on 
his  j)o\\  er  to  coni])rehend  practically  tlu-  re(iuirements  oi  his  clients. 

It  will  be  st.t'n,  tlierefore.  that  tlie  arcliitert  to  be  suoce<<ful  needs 
posse--  original  creative  facuhie-.  experience  and  executive  powers. 
The  college  training,  whereby  theoretical  knowledge  is  to  a 
great  degree  ol)tained,  usually  is  supplemented  Ijy  a  com--e  of  prac- 
tical work  in  the  draughting  rooms  of  an  active  and  progressive 
arcliiti-ct.  .\  thorough  training  in  more  than  one  architectural  office 
result-  in  w  ider  experience. 

The  stil)ject  of  our  sketch.  Mr.  David  W.  King,  possesses  the 
qualifications  of  which  we  lia\e  made  mention.  He  was  graduated 
from  Cornell  L^niversily  in  1S77,  having  taken  a  scientific  course 
with  a  view  of  becoming  an  architect.  (  Mi  his  graduation  he  en- 
tered a  New  York  architectural  office  and  familiarized  himself  with 
the  different  practical  branches  of  the  profession.  During  his  pre- 
paratory career  he  was  connected  with  prominent  architectural  firms 
in  various  capacities.  He  has  served  in  the  draughting  rooms  of 
Babb,  Cook  &  Willard,  Gaml)ril  and  H.  H.  Richardson,  Thayer  & 
Robinson,  W.  H.  [Miller  and  S.  S.  Beeman.  In  each  of  these  of- 
fices he  became  acquainted  and  perfected  himself  in  the  knowledge 
of  tha,*  special  branch  of  architecture  in  which  the  firm  was  most 
successful.  In  October,  1896,  [Mr.  King  opened  an  office  at  No. 
202  Broadway,  and  afterwards  at  Xo.  in  Fifth  avenue.  The 
building  trade  recognized  soon  that  [Mr.  King  was  a  thorough 
and  capable  architect.   In  the  initial  period  of  his  career  his  compo- 


A  HISTORY  OP  REAL  ESTATE, 


ST'  ^ 


C.J.)  BR(JA|i\\  AV 


(1S9S) 


BUILDING  AND  ARCHITECTURE  IN  NEW  YORK. 


701 


sitions  were  largely  heavy  constructive  work,  in  which  warehouses 
and  coal  pockets  and  similar  structures  entered  largely.  In  the  next 
few  years  dwellings,  municipal  and  business  buildings  formed  a  large 
share  of  the  work.  As  an  example  of  Mr.  King's  free  treatment  of 
French  Renaissance  the  mercantile  building  No.  625  Broadway  is 
probably  one  of  the  best.  It  is  a  twelve-story  store,  loft  and  office 
building,  of  skeleton  construction.  The  foundations  are  of  canti- 
lever construction  and  heavy  grill  work.  The  Broadway  front  is 
of  limestone,  while  the  Wooster  street  front  is  of  light  brick,  trimmed 
with  limestone.  The  ground  floor,  in  which  a  restaurant  is  located,  is 
elaborately  finished  in  mosaics  and  marble,  with  a  special  design  in 
frieze  work.   While  the  treatment  is  free  a  good  effect  is  produced. 

He  is  the  architect  for  the  new  ten-story  building  now  in  process 
of  erection  at  the  northeast  corner  of  Fifth  avenue  and  20th  street. 

N.  Le  Brun  &  Sons. 

The  firm  of  X.  Le  Brun  &  Sons,  of  No.  i  Madison  avenue,  is  one 
of  the  prominent  firms  of  architects  in  this  city.  It  was  established 
by  Mr.  Napoleon  Le  Brun  in  Philadelphia,  in  1843.  He  had  studied 
under  some  of  America's  foremost  architects  for  six  years,  prepar- 
atory to  his  beginning  work  for  himself.  In  Philadelphia,  his  most 
prominent  works  are  the  Academy  of  Music  and  the  beautiful  Ro- 
man Catholic  cathedral.  In  1868  he  moved  to  New  York,  where 
his  designs  for  the  Foundling  Asylum  and  the  Masonic  Temple 
were  chosen.  In  1880,  his  two  sons,  Pierre  and  Michel,  were  ad- 
mitted into  the  firm,  and  the  partnership  formed  proved  very 
strong.  The  Home  Life  Insurance  Building,  the  ^Metropolitan 
Life  Insurance  Building,  the  Church  of  St.  Mary  the  Virgin,  which 
are  among  the  important  l)uil(lings  in  the  city,  are  a  few  of  the  nota- 
ble designs  of  the  firm. 

McKimM  ead  &  White. 

The  firm  of  McKim,  Mead  &  White,  of  No.  160  Fifth  avenue, 
composed  of  Charles  FoUen  ^NIcKim,  William  Rutherford  Mead 
and  Stanford  White,  stands  pre-eminent  in  the  ranks  of  great 
American  architects.  Each  member  of  the  firm,  after  graduating 
from  an  American  university,  studied  architecture  in  the  difYerent 
art  centres  of  Europe,  and  it  was  in  1880  the  present  firm  was  estab- 
lished. Although  each  member  was  comparatively  young,  the  com- 
positions emanating  from  their  office  won  marked  favor  throughout 
the  entire  L^nited  States.  At  the  present  time  the  firm  emplovs 
over  one  hundred  men  in  the  draughting  and  specification  depart- 
ments. As  the  purpose  of  this  sketch  is  not  to  record  all  of  even  the 
important  works  of  this  firm,  it  is  enough  to  mention  some  of  the 
firm's  designs  that  illustrate  the  magnitude  and  importance  of  the 
firm's  contribution  to  American  Architecture:  In  Columbia  College, 
the    Library,    Schernierhorn,    L^niversity,    Havemeyer,  Physics, 


702 


A  HISTORY  OF  REAL  ESTATE, 


Eii,!4inecrin!^-  and  rnivcrsit\-  Hall  hiiildini^s :  the  I 'nivc-rsity 
cif  tlK'  C/ity  .,f  W'w  \'ork;  I'niversity  .if  \  ir-inia  ;  klu)de 
l.sland  State  House:  W-w  \  nxk  Life  liiMirance  buildings  in 
Kansas  and  (  )uiaha  ;  Madison  S(|uai-e  (iarden;  T.rooklyn  Institute 
of  Arts.  (_'entur\-,  I  "niversity,  Algonquin,  M clro])olitan  and  Har- 
vard clubs:  W'hitclaw  Rci<rs  residence:  Ini])erial  liotel  :  Tiffany 
residence;  Cable  Building,  (  Houston  and  I'.roailwax  i  :  i'.oston  Public 
Library;  Wa.shington  Arch,  in  Washington  Square  I'ark:  Mrs.  El- 
liot F.  Shepherd's  residence,  at  .Scarsboro :  Judson  ]\Iemorial 
Church:  Warren  lluilding,  (  I'.roadway  and  East  20th  street):  \'ill- 
iard  Llouscs.  and  the  1  )eutscher  \'erein. 

George  B.  Post. 

Mr.  George  B.  Post  is  an  architect  of  national  reputation,  and  his 
work  forms  one  of  the  important  chapters  in  American  architecture. 
He  has  designed  such  buildings  as  the  St.  Paul  liuilding,  b^ciuitable 
Life  Assurance  Building,  Produce  Exchange,  Cotton  Exchange, 
Times  Building,  World  Building,  L'nion  Trust  Building,  D.  O. 
Mills  Building,  on  Broad  street;  Havemeyer  buildings,  on  Broadway 
and  Prince  street,  and  Church,  Dey  and  Cortlandt  streets ;  C.  P. 
Huntington's  residence,  on  57th  street  and  Fifth  avenue ;  Cornelius 
\'anderbilt's  residence,  on  the  opposite  corner  of  the  same  street : 
Erie  County  Savings  Bank,  one  of  Buffalo's  most  imposing  build- 
ings, and  the  Manufactures  and  Liberal  Arts  Building,  at  the  great 
Chicago  World's  Fair.  It  may  be  invidious  to  say  that  Mr.  Post's 
name  is  to-day  the  one  best  known  Ijy  profession  and  laity  alike, 
but  it  is  probably  the  fact.  "Sir.  Post's  reputation  is  closely  con- 
nected with  the  development  of  the  "sky-scraper"  in  this  country. 
He  designed  the  earliest  examples  of  that  type  of  structure — the 
chief  office  of  the  Western  L'nion  Telegraph  Co.,  the  Alills  and  the 
Post  Buildings,  for  example.  Those  were  among  the  first  notable  at- 
tempts to  produce  buildings  that  depended  strictly  upon  the  eleva- 
tor fo'-  their  serviceableness.  They  were  startling  innovations  a  quar- 
ter of  a  century  ago,  and  the  fact  that  they  have  been  so  far  surpassed 
in  the  meantime  is  due  in  a  very  great  degree  to  ]\Ir.  Post's  inge- 
nuity and  activity. 


BUILDIXG  AXD  ARCHITECTURE  IN  NEW  YORK.  703 

The  Singer  Building. 

It  was  somewhat  suriirisini;",  not  td  say  remarkable,  in  this 
epoch  of  the  tall  but  unsig-htly  office  Iniildinq-  that  a  ten-story  strnc- 
ture  shoulfl  be  built  on  so  central  and  cnstly  a  site  a>  that  (ui  which 
the  new  SiiiLier  I'.uilding  now  stands.    lUu  the  ctmr^e  taken  by  the 


SIXGER  BUILDING. 

Northwest  Corner  Broadway  and  Liberty  Street  Ernest  Flagg.  Architect. 

Singer  Comjiany  in  providing  a  home  for  itself  has  met  with  a  pro- 
portionate amount  of  commendation  from  architects,  Iniilders,  1 '.road- 
way property  owners,  and  the  public  generally.  In  the  structure 
now  almost  completed  the  company  can  justlv  pride  it>elf  in  hav- 
ing erected  a  building  the  architectural  beauty  of  whicli  is  all  the 
more  remarkable  in  comparison  with  the  monstrosities  which  have 


704 


A  HISTORY  OF  REAL  ESTATE, 


recently  been  erected.  The  Sing-er  Huilding,  it  is  generally  con- 
ceded, is  the  best  sjx'cimen  of  an  architectural  composition  in  the 
lower  section  of  the  city. 

The  jiroblem  of  erecting  a  ten-stor}-  building  with  a  frontage  of 
sixty  feet  on  ]:!roa(hvay  and  one  hundred  and  ten  on  Liberty  street, 
was  entrusted  to  Air.  Ernest  Flagg,  of  No.  35  I'road  street.  The 
style  chosen  was  that  of  the  French  Renaissance  of  the  nineteenth 
century.  The  employment  of  this  style  of  architecture  admitted  a 
treatment  on  a  much  larger  scale  than  is  usually  employed.  The 
grand  and  dignified  appearance  which  strikes  the  observer  at  once 
is  the  evident  result  of  this  method  of  treatment.  The  building  is 
fire-proof,  and  the  material  used  in  the  basement  and  three  lower 
stories  is  buf¥  Indiana  limestone,  while  red  brick  and  limestone 
trimmings  are  the  material  used  in  the  upper  stories.  The  basement 
and  first  story  can  be  used  by  a  banking  or  some  similar  institution. 
The  three  top  floors  form  the  suite  of  offices  of  the  largest  manu- 
facturing concern — the  Singer  Co. — in  the  world.  The  remaining 
stories  comprise  the  rentable  offices.  Separating  the  three  lower 
stories  from  above  there  is  a  rich  and  heavily  ornate  stone  balcony, 
supported  by  ornamental  consoles.  The  next  story  serves  as  a  ped- 
estal for  the  great  windows  extending  through  two  stories  above. 
The  windows  are  filled  in  with  an  ornamental  framework  of  cast- 
iron,  each  mounted  by  a  pediment  surrounded  by  heavy  and  rich 
architraves.  The  windows  in  turn  support  the  stories  above  till  we 
find  a  frieze  of  consoles  carrying-  a  balcony  around  the  whole  build- 
ing, which  supports  a  plain  brick  story,  on  which  in  turn  is  sup- 
ported the  curved  roof. 

The  interior  of  the  building  is  in  keejiing  with  the  beautiful  out- 
side. The  offices  are  most  conveniently  arranged  and  the  well- 
known  reputation  of  jNIr.  Flagg,  the  architect,  is  a  sufficient  voucher 
that  the  equipment  of  the  building  is  the  best  to  be  obtained.  The 
elevators  are  unusually  large,  and  are  built  by  the  Otis  company. 
The  ventilation  has  been  so  arranged  by  Mr.  Flagg  that  the  atmos- 
phere in  every  apartment  will  be  changed  every  fifteen  minutes. 
The  arrangement  of  the  large  windows  and  halls  afTord  excellent 
lighting  qualities.  As  there  are  no  inside  offices,  every  office  has 
direct  light  and  ventilation.  The  architect  has  maintained  through 
the  whole  interior  of  the  building  a  style  in  harmony  with  the  ex- 
terior, producing  none  of  the  petty  economies  of  space.  The  of- 
fices as  a  result  are  unquestionably  among  the  most  desirable  in  the 
downtown  business  district  in  New  York,  and  are  especially  adapted 
to  banking,  insurance  and  law  offices,  where  large  spaces,  quiet  sur- 
roundings and  perfect  elevator  service  are  desired,  together  with 
easy  access  to  all  of  the  large  corporations,  law  libraries,  postoffice, 
and  surface  and  elevated  railroads,  and  ferry  facilities. 

The  offices  are  being  rented  for  the  most  part  in  suites  of  from 
two  to  four  offices  each,  thus  limiting  the  number  of  tenants  on  each 
floor  and  avoiding  the  consequent  confusion  so  common  in  large 
buildings. 

De  Selding  Bros,  are  the  renting  agents  for  the  building. 


